Local means the lender’s own website puts its office in the Tennessee counties of the Memphis metro: Shelby, Fayette and Tipton, or names a city in that area. We list a lender here if it works in 10 or fewer states including Tennessee, or is based in Tennessee and doesn’t publish a state list (lenders in more than 10 states are on the nationwide list).
4 local lenders with published terms
Sorted A to Z. Nobody pays for position.
| Lender | Loan types | Local tie | Starting rate | Max purchase LTV | Min credit score | Loan size |
|---|---|---|---|---|---|---|
| Avalon Capital | Fix and flipBridgeHard moneyGround-up | Office: Memphis, TN source | 12% annually, paid at 1% monthly (published rate)Fix & flip | Not published | Not published | Not published |
| CoreLend Financial | DSCR rentalFix and flipBridgeHard moneyGround-up | Office: Memphis, TN source | Most loans currently 6.5–7.75% (published range)DSCR | 80% | 660 | From $75K |
| Hilton Financial Corporation | Fix and flipBridgeHard money | Names Memphis on its site service area, checked Oct 17, 2026 | Not published | 69%as of Oct 13, 2026 | Not published | Not published |
| REI Capital, LLC of Tennessee | Fix and flipBridgeHard moneyGround-up | Office: Memphis, TN sourceNames Bartlett, Collierville, Germantown +1 more on its site service area, checked Oct 17, 2026 | From 10.99%; up to 100% of costConstruction | Not published | Not published | Not published |
Local tie comes from the lender’s own website, linked. Rates are advertised “starting at” floors, not quotes. “Not published” means the lender doesn’t show that figure on its website. We never guess.
4 more lenders that serve Tennessee
Based elsewhere in Tennessee or covering it from a short list of states, with no local tie we could verify.
| Lender | Loan types | Starting rate | Max purchase LTV | Min credit score | Loan size | Where they lend |
|---|---|---|---|---|---|---|
| Approach Lending | Fix and flipBridgeHard money | 9.99%–12.99% (published range) | Not published | Not published | From $50K | Based in TennesseeNo state list published, so listed in its home state |
| Lower Towns, LLC | Fix and flipBridgeHard moneyGround-up | Not published | Not published | Not published | $50K to $250K | Based in TennesseeNo state list published, so listed in its home state |
| Mission Funding | Fix and flipBridgeHard money | Not published | Not published | Not published | Not published | Based in TennesseeNo state list published, so listed in its home state |
| Scale Private Capital | Fix and flipHard moneyGround-up | 12% + 3 points, points include all fees (published rate) | Not published | Not published | Not published | Based in TennesseeNo state list published, so listed in its home state |
Rates are advertised “starting at” floors, not quotes. “Not published” means the lender doesn’t show that figure on its website. We never guess. How we collect data
5 more Tennessee lenders we’re watching Show list
These lenders offer the loan types shown (we checked their websites) but haven’t published terms we can show yet. We show no terms for them. Contact them directly for pricing.
- Acadia Capital DSCR rental, Fix and flip, Bridge, Ground-up
- Boomerang Capital Partners Fix and flip, Hard money
- Bridge South Investments DSCR rental, Fix and flip, Bridge, Hard money, Ground-up
- MCL Private Lending Fix and flip, Bridge, Hard money
- UrbanGate Capital Fix and flip, Bridge, Hard money, Ground-up
Looking for big national lenders? Lenders that work in more than 10 states aren’t on city or state pages. See the nationwide list (37 lenders, with the states each one skips).
Memphis market data
Public figures, each with its source, period and the date we retrieved it. Nothing here is estimated.
| Figure | Value | Period | Source |
|---|---|---|---|
| Median home valueMemphis metro (TN-MS-AR) | $245,900 | 2020–2024 (ACS 5-year) | U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates, table B25077Retrieved Oct 17, 2026 |
| Median home valueCity of Memphis | $169,000 | 2020–2024 (ACS 5-year) | U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates, table B25077Retrieved Oct 17, 2026 |
| Median gross rentCity of Memphis | $1,181 | 2020–2024 (ACS 5-year) | U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates, table B25064Retrieved Oct 17, 2026 |
| Renter-occupied homesCity of Memphis | 55.1% | 2020–2024 (ACS 5-year) | U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates, table B25003Retrieved Oct 17, 2026. 139,512 of 253,120 occupied homes are renter-occupied (table B25003). |
| HUD Fair Market Rent, 2-bedroomMemphis, TN-MS-AR HUD Metro FMR Area | $1,301 | FY2027 (effective October 1, 2026) | U.S. Department of Housing and Urban Development (HUD), FY2027 Fair Market RentsRetrieved Oct 17, 2026 |
| HUD Fair Market Rent, 3-bedroomMemphis, TN-MS-AR HUD Metro FMR Area | $1,717 | FY2027 (effective October 1, 2026) | U.S. Department of Housing and Urban Development (HUD), FY2027 Fair Market RentsRetrieved Oct 17, 2026. HUD requires Small Area FMRs (ZIP-level) for Housing Choice Vouchers in this area, so voucher rents can differ by ZIP. |
| Median sale priceMemphis, TN metro area | $314,245 | May 2026, all residential, not seasonally adjusted | Redfin, a national real estate brokerage (Data Center, metro market tracker)Retrieved Oct 17, 2026. Latest month in Redfin’s public metro tracker file on the date retrieved (file updated June 2, 2026). |
| Median days on marketMemphis, TN metro area | 37 days | May 2026, all residential, not seasonally adjusted | Redfin, a national real estate brokerage (Data Center, metro market tracker)Retrieved Oct 17, 2026. Latest month in Redfin’s public metro tracker file on the date retrieved (file updated June 2, 2026). |
Credits: U.S. Census Bureau (American Community Survey), U.S. Department of Housing and Urban Development (Fair Market Rents), and Redfin, a national real estate brokerage. Renter share is computed from the ACS counts in the note. ACS figures are 5-year estimates with margins of error.
DSCR math, worked through
Illustration This is an example, not a quote. The rate, down payment and monthly tax, insurance and HOA figure are assumptions we chose to show the math; they are not market data or any lender’s terms.
A DSCR (debt service coverage ratio) loan is qualified on the property’s rent: DSCR = monthly rent ÷ monthly payment. Here’s the math using Memphis figures from the data box above.
| Input | Value | Where it comes from |
|---|---|---|
| Purchase price | $169,000 | Median home value, City of Memphis (2020–2024 (ACS 5-year), U.S. Census Bureau) |
| Down payment | 25% | Assumption for this example |
| Loan amount | $126,750 | Price minus down payment |
| Interest rate | 7.50%, 30-year, fully amortizing | Assumption for this example, not a quote |
| Principal and interest | $886 a month | Standard amortization formula |
| Taxes, insurance and HOA | $400 a month | Assumption for this example |
| Total payment (PITIA) | $1,286 a month | Principal and interest plus taxes, insurance and HOA |
| Monthly rent | $1,717 | HUD Fair Market Rent, 3-bedroom, Memphis, TN-MS-AR HUD Metro FMR Area (FY2027 (effective October 1, 2026)) |
DSCR = $1,717 ÷ $1,286 = 1.33. Under these assumptions the rent covers the payment. The rent would need to be $1,286 for a DSCR of 1.00 and $1,608 for 1.25.
Each lender sets its own minimum DSCR, rate and down payment. Compare DSCR lenders that serve Tennessee for published minimums.
Local rules investors ask about
Short summaries with the official source for each. Rules change, so read the source before you act. This isn’t legal advice.
Memphis short-term rental license
Memphis requires a short-term rental license to operate and advertise a short-term rental. The rule took effect July 1, 2023, and applications go through the Develop 901 portal.
Source: City of Memphis Ordinance 5856; Develop 901 short-term rental registration. Checked Oct 17, 2026.
Tennessee mortgage recordation tax
Recording a deed of trust in Tennessee costs a tax of $0.115 per $100 of debt above the first $2,000. The borrower owes it, and the recorded document must state the maximum principal debt for Tennessee recording tax purposes.
Source: T.C.A. § 67-4-409(b); University of Tennessee County Technical Assistance Service. Checked Oct 17, 2026.
Before you apply
Three steps that save investors money with any lender on this page.
- Send the same scenario to each lenderAddress, price or value, rehab budget or rent, credit score, loan amount and your exit plan.
- Compare written term sheetsRate, points, fees, max LTV or LTC, reserves and any prepayment penalty.
- Confirm they close in MemphisBusiness-purpose rules vary by state, so check the lender closes your property type in Memphis.
Memphis hard money lender FAQ
Answers use only the data on this page: lender counts, public market data and official rules.
How many hard money lenders are based in the Memphis area?
4 lenders with published terms and 0 more we’re watching have an office in the Tennessee counties of the Memphis metro: Shelby, Fayette and Tipton or name a city there on their own website, as of October 17, 2026. Another 9 lenders that serve Tennessee are based elsewhere in the state. Lenders that work in more than 10 states aren’t counted here; they’re on our nationwide list.
How does LenderTracker decide a lender is local to the Memphis area?
We use only the lender’s own website: the office address it publishes, or a page, service-area list or funded-deal post that names a city in the metro. Every local tie on this page links to that source and shows the date we checked it. The lender must also meet our Tennessee rule: it works in 10 or fewer states including Tennessee, or is based in Tennessee and doesn’t publish a state list.
What is the median home value in the Memphis area?
The Census Bureau’s 2020–2024 American Community Survey puts the median owner-estimated home value at $245,900 for Memphis metro (TN-MS-AR); $169,000 for City of Memphis. Redfin reports a median sale price of $314,245 for the Memphis, TN metro area in May 2026. Sources and retrieval dates are in the market data box on this page.
What rent can a rental property in the Memphis area expect?
HUD’s FY2027 Fair Market Rents for the Memphis, TN-MS-AR HUD Metro FMR Area are $1,301 for a 2-bedroom and $1,717 for a 3-bedroom, effective October 1, 2026. The ACS 2020–2024 median gross rent is $1,181 for City of Memphis. Fair Market Rents are HUD’s benchmark for voucher programs, not an appraisal of a specific property, so get a rent estimate for your address.
Do I need a permit for a short-term rental in Memphis?
Memphis requires a short-term rental license to operate and advertise a short-term rental. The rule took effect July 1, 2023, and applications go through the Develop 901 portal. Source: City of Memphis Ordinance 5856; Develop 901 short-term rental registration.
What is the lowest minimum credit score local lenders in the Memphis area publish?
1 of the 4 local lenders publishes a minimum credit score. The published minimum is 660. 3 don’t publish one on the pages we checked. A lender’s lowest minimum often applies to only one program, so check the program details.
What is the highest purchase LTV local lenders in the Memphis area publish?
2 of the 4 publish a max purchase LTV. Published maximums range from 69% to 80%, so the highest is 80%. Maximums usually depend on credit score, experience and property type.
What loan sizes do local lenders in the Memphis area offer?
Of the 4 local lenders, 1 publishes a minimum loan size, from $75K. The rest don’t publish loan sizes on the pages we checked.
Do local lenders in the Memphis area publish interest rates?
3 of the 4 local lenders have published an advertised starting rate in the last 180 days, with floors from 7.75% to 12% (published October 17, 2026). These are advertised “starting at” floors, not quotes; each lender’s page shows its figure and date. 1 don’t publish a current rate, so request a written term sheet.
Does LenderTracker get paid to list or rank these lenders?
No. Lenders are listed alphabetically, no placement is paid, and LenderTracker takes no per-loan or per-lead fees. Our disclosure page explains who runs the site and any relationships.