In 2026, California fix and flip rates run about 8–14% plus 1–3 points — experienced flippers 9.5–11.5%, first-timers higher, best-case strong-borrower deals occasionally high-7s to 9s. Private RTL averages were near 10.4% recently. On a short hold, total cost (rate + points) beats headline rate. See how it flows into profit in the calculator.
2026 California rate ranges
| Borrower / deal | Typical rate* | Points* |
|---|---|---|
| Strong borrower, best deal (top tier) | ~high-7s–9% | 1–2 |
| Experienced flipper | ~9.5–11.5% | 1.5–3 |
| First-time flipper | ~11–12.5%+ | 2–3 |
| Heavy/structural or higher-risk | ~12–14% | 2–4 |
| Private RTL average (reference) | ~10.4% | — |
*Illustrative for 2026; not an offer. Private lender rates for these short-term loans don't track SOFR/Treasury closely. Model total cost →
What sets your rate
Experience (the biggest lever)
Completed flips lower your rate 1–2% and raise leverage. Top tier = best pricing.
Leverage (LTC / ARV)
Lower leverage = lower rate. Maxing LTC and ARV pushes pricing up.
Deal quality & ARV strength
A low purchase, defensible ARV, and healthy margin price better than a thin deal.
Credit
Asset-based, but 720+ earns the best pricing; 620 is often the floor.
Project scope
Cosmetic prices below heavy/structural or ground-up.
Market conditions
Broadly, private RTL pricing eased toward ~10.4% as capital competed.
Rate vs points — read the total cost
How to price better
| Lever | Effect on your rate |
|---|---|
| Build a flip track record | Biggest reduction (1–2%) |
| Lower your leverage | Better rate |
| Bring a defensible ARV & margin | Better terms |
| Choose non-Dutch interest | Lower carry |
| Shop multiple lenders | Different quotes, real spread |
Reviewed by the licensing team at Save Financial, a California-licensed mortgage brokerage (NMLS #377740, DRE #01875766) founded in 2009 and serving all 58 counties from offices in Newport Beach and Marina del Rey. Last reviewed July 2, 2026.