Oklahoma Hard Money and DSCR Loans 2026: Banks Make 66% at 7.75%

What the 2025 federal record shows for Oklahoma investors

Most Oklahoma hard money pages list lenders that advertise. The federal Home Mortgage Disclosure Act (HMDA) file lists loans that were made, with the note rate. We used the FFIEC and CFPB loan-level data for 2025 and took the Oklahoma rows: 66,808 originated first-lien loans, 11,098 of them on investment property and 7,071 of those marked as made for a business or commercial purpose.

HMDA has no “hard money” field. We use the proxy of our other state pages (Massachusetts and Indiana use it too; for a bigger neighbour see Texas): conventional, first lien, closed-end, 1-4 units, investment property, business purpose, no debt-to-income ratio, not a reverse mortgage. That leaves 5,077 loans in the base group. Of those, 1,669 had a term of 360 months or more (rental and DSCR loans), 1,181 a term of 36 months or less, and 2,227 a term between 37 and 359 months that we leave out of both groups. We set aside 16 short-term entries with a 30-month term: 13 from one lender (Emporium TPO LLC), one each from MidFirst Bank, BancFirst and Arvest Bank. That looks like a 30-year loan keyed in months, and the other state pages do the same. That leaves 1,165 short-term loans. We counted from the raw API file; the DSCR-type count of 1,669 matches an earlier look at the same data, while the earlier short-term count of 1,365 did not exclude open-end lines of credit.

A caution on names: we classed BancFirst as a bank although its filed name has no “bank” in it (our national hard money page does the same), and we did not merge any filers.

Oklahoma business-purpose investor loans, 2025 (HMDA, our filter)

Most short-term loans are one-house purchases. By purpose, 765 were purchases (65.7%), 177 refinances, 132 “other”, 76 home improvement loans and 15 cash-out refinances; 1,045 were on one-unit properties and 120 on two to four units. The median loan-to-value on the 1,018 loans that report it was 72.97%. Loan size moves the price in the opposite direction from what a borrower might expect, because banks make the larger loans: 265 loans under $100,000 had an 8.0% median, 336 loans of $100,000 to $149,999 8.51%, 332 loans of $150,000 to $249,999 8.25%, 180 loans of $250,000 to $499,999 7.75% and 52 loans of $500,000 or more 7.59%. Entities paid a median 8.0% and the 358 other borrowers 8.48%. Points, fees and prepayment terms for business-purpose loans are not in HMDA, so use our hard money loan calculator to turn a quote into a total cost. Our national rate page covers the whole market. The public file rounds each loan amount to the midpoint of a $10,000 band, so a reported $145,000 is a loan between $140,000 and $149,999.

The top of the range is thin. Of the 1,155 loans with a reported rate, 582 (50.4%) are above 8%, 268 (23.2%) above 10%, 127 (11.0%) above 11% and 19 (1.6%) above 12%. A quote above 11% was in roughly the top tenth of Oklahoma note rates in 2025, though HMDA does not show points.

Oklahoma is a bank market

In Indiana one non-bank lender makes half of the short-term loans; in Massachusetts a hard-money fund is the largest by dollars. Oklahoma is the reverse. We classed a lender as a bank if its name contains bank, credit union, savings, FCU, national association or trust co, plus BancFirst by name. On that rule 768 of 1,165 short-term loans (65.9%) and 69.4% of the dollars came from 33 banks.

Oklahoma short-term investor loans, banks against other lenders, 2025 (HMDA, our name rule)

The gap is not a mix effect. Both groups lend the same median amount ($145,000), and on the 12-month term the two groups differ by 2.75 percentage points. The banks add a second product the others do not offer: every one of the 274 loans with a 36-month term is a bank loan. Of the 387 non-bank loans with a reported rate, only 2 are at or below 8%; of the 768 bank loans, 571 (74.3%) are. HMDA does not show points, draw schedules, speed of closing or borrower track record, and banks may lend to borrowers and collateral that private lenders turn away or the reverse. What the file does show is the price a bank accepted on the same kind of loan.

Largest banks making Oklahoma short-term investor loans, 2025 (HMDA, names from the FFIEC 2025 filer list)

BancFirst is the single largest lender: 196 loans, 140 with a 12-month term and 24 with 36 months, 154 purchases, a $135,000 median loan, a 7.5% median rate and a highest rate of 9.375%. 77 of its loans are in Oklahoma County. Arvest Bank has the lowest median of the large banks (7.15%) and Great Plains National Bank the largest median loan ($260,000). The ten banks above made 629 loans; 33 banks reported at least one. Our portfolio loans page shows how a bank that keeps loans on its books prices them nationally, and BancFirst has no review on this site.

Who made the other 397 loans

Largest non-bank short-term lenders in Oklahoma, 2025 (HMDA, names from the FFIEC 2025 filer list)

Kiavi’s 132 loans are 11.3% of the state’s short-term loans and 33.2% of the non-bank loans. All 132 went to entities, carry the interest-only and balloon flags, and 119 have a 12-month term (7 have 24 months and 6 have 18). Its median rate, 10.95%, is 3.2 points above the bank median of 7.75%, and its middle half runs from 9.95% to 11.45%. Excluding Kiavi, the other 265 non-bank loans have a 10.5% median (middle half 10.0% to 11.75%). Kiavi lends mainly in the two big metros: 50 loans in Tulsa County and 42 in Oklahoma County, 92 of 132.

Rain City Capital, a lender that also appears in our Rain City Capital review, made 119 short-term loans, all with a 12-month term and all interest-only with a balloon. None is coded to an entity by our proxy, 10 report no rate, and 69 report no county, so they appear only in the “no county” row below. Its other 109 loans have a 10.5% median, with a low of 10.0% and a high of 12.0%. RF Renovo made 37 loans (26 in Oklahoma County). Easy Street Capital, Renovo and CV3 Financial Services have reviews here; Loan Funder too. Lenders under HMDA’s reporting thresholds do not appear, so every count is a floor.

Kiavi pays us a referral fee when a loan closes through its button below. It belongs in an Oklahoma box because the 2025 federal file shows it as the state’s largest non-bank short-term lender, and as the ninth-largest maker of 30-year investor loans. Visio Lending and Lima One Capital pay us nothing. The data above also says what the button cannot: in Oklahoma, the median bank quote was lower than the median Kiavi quote, so get a bank number before you compare.

County by county: Oklahoma City, Tulsa and the banks in between

HMDA reports a county, not a city, so we cannot isolate Oklahoma City or Tulsa. Oklahoma County is the closest public unit for Oklahoma City and Tulsa County for Tulsa. We broke out Cleveland County (Norman), Comanche County (Lawton), Canadian County, Texas County, Sequoyah County and McCurtain County, and grouped everything else. 81 loans carry no county.

Oklahoma short-term investor loans by area, 2025 (HMDA, our arithmetic)

Tulsa is the dearer, more Kiavi-heavy market: a median of 8.95% against 8.0% in Oklahoma County, with 50 of 182 loans from Kiavi against 42 of 320. In Oklahoma County the three largest lenders are BancFirst (77), Kiavi (42) and The Central Trust Bank (35), and banks made 197 of the 320 loans, which is why the middle half starts at 7.5%. Outside the metros the market is almost all banks: 308 of the 371 loans in the rest of the state are bank loans. Texas County, in the Panhandle, is a one-bank market: all 36 loans come from Equity Bank, 35 of them with a 36-month term, 25 of them refinances, at a $85,000 median loan and a 7.92% median rate. The 36 loans have no interest-only flag and 35 have a balloon. The 81 loans with no county are real Oklahoma loans we cannot place.

The same split inside each metro, 2025 (HMDA, our arithmetic)

In every county we broke out, banks sit at 7.5% to 7.75% and other lenders at 10.5% to 10.85%. Tulsa’s higher overall median comes from a bigger share of non-bank loans (89 of 182, against 123 of 320 in Oklahoma County), not from banks pricing higher.

DSCR-type loans in Oklahoma: the exit

Searches for Oklahoma hard money and Oklahoma DSCR loans are two steps of one plan: the short-term loan to buy and renovate, then a 30-year rental loan to refinance it (see the BRRRR method). The same filters with a term of 360 months or more give 1,669 loans, 32.9% of the 5,077-loan base group, against 22.9% for short-term loans. The market is far wider and almost bank-free: 90 lenders, the top five making 36.4% and the top ten 54.3%, and banks made only 62 loans (3.7%) at a 7.5% median. So the bank that lends short-term in Oklahoma mostly does not lend the 30-year DSCR loan.

Largest lenders of Oklahoma DSCR-type loans, 2025 (HMDA, our filters)

Within the DSCR-type group, 743 loans were purchases (44.5%), 477 cash-out refinances (28.6%), 349 refinances (20.9%), 84 “other” and 16 home improvement loans. 1,471 were on one-unit properties (88.1%) and 198 on two to four units. Of the 1,659 loans with a reported rate, 598 (36.0%) were under 7% and 1,109 (66.8%) at or below 7.5%; 174 (10.5%) were above 8% and 11 above 10%. Twenty-one of the 53 short-term lenders also reported DSCR-type loans, among them Kiavi (56 DSCR-type loans), Rain City (62), CV3 (176, the largest, plus 14 short-term loans) and RF Renovo (40). The reviews on this site cover several of these names: CV3 Financial Services, BPL Mortgage, AmWest Funding, American Heritage Lending, Hometown Equity Mortgage and Kiavi. Our DSCR lender ranking uses the same filter nationally, our DSCR requirements guide reads the underwriting side, and the Missouri and Texas pages show the neighbouring states.

Oklahoma DSCR-type loans by area, 2025 (HMDA, our arithmetic)

Two places stand out. Comanche County (Lawton) has 127 DSCR-type loans at a $105,000 median loan, and CV3 Financial Services made 42 of them (33%); 75 of the 127 went to entities. McCurtain County has 119 loans and 7.1% of the state’s DSCR-type volume, with a $685,000 median loan, 4.7 times the $145,000 median of the other counties (our arithmetic); all are on one-unit properties, 101 are purchases, only 12 went to entities and 14 are interest-only. Hometown Equity Mortgage made 41 of them, and that lender’s state median loan is $470,000. HMDA does not show the type of property or why it is bought, so we do not guess; if you are pricing a loan in McCurtain County, the state median does not describe it.

What the gap between the products costs on one loan (our arithmetic)

Oklahoma law: what we could not read

A page like this usually adds the state’s interest ceiling, licensing rule and foreclosure timeline. We could not. On October 30, 2026, oscn.net, the Oklahoma court network that publishes the statutes, did not respond to our requests, the Internet Archive copy returned HTTP 429 and Justia returned HTTP 403, including through a second fetch tool. We therefore state no Oklahoma rule on interest rates, lender licensing or foreclosure, and mark all of it not verified. We will not write one from memory.

What the federal data says is narrower: of 1,155 short-term loans with a reported rate, 19 are above 12%, the highest is 13.75% and the lowest 5.01%. Whether any rate is lawful for a business or an individual is a legal question for an Oklahoma attorney, and we do not answer it. Before you sign, ask any lender for (1) its Oklahoma licence number or the exemption it relies on, (2) every fee in dollars, (3) the default rate and the prepayment terms, and (4) how long after a default it can start a foreclosure, then check each answer with the state regulator and counsel.

What an Oklahoma investor can do with this

1. Ask a bank first. Banks made 65.9% of Oklahoma’s short-term investor loans in 2025 at a 7.75% median, and 571 of their 768 loans were at or below 8%. Start with the ones already making these loans in your county: BancFirst and The Central Trust Bank in Oklahoma County, Firstar Bank in Tulsa County, Arvest Bank in Comanche County, Equity Bank in Texas County. Ask about draws, term (36 months is common at banks) and speed, which HMDA does not show.
2. Place a non-bank quote on its own distribution. For the 397 non-bank loans the middle half was 10.0% to 11.49%; Kiavi’s was 9.95% to 11.45%. A quote at or above 11% was in the top tenth of all Oklahoma short-term loans.
3. Compare like with like. On the 12-month term banks were at 7.75% and others at 10.5%. If a bank offers 36 months at about 7.5%, the 274 bank loans of that term had a 7.52% median.
4. Plan the refinance. If a DSCR loan replaces the flip loan, the market median was 7.25%; 66.8% of reported rates were at or below 7.5%. Banks rarely make this loan (62 of 1,669), so the exit usually means a different lender. Run the numbers in our fix and flip calculator and the extension and default interest page.
5. Check what county you are in. Texas County and McCurtain County do not look like the state; the metro medians are 8.0% (Oklahoma County) and 8.95% (Tulsa County).
6. Ask for the license and the legal terms in writing. We could not read the Oklahoma statutes, so the checklist above replaces any rule we would otherwise cite.

FAQ

Loan data: FFIEC/CFPB HMDA 2025 loan-level data, Oklahoma rows from the Data Browser API (originated first-lien loans, saved in the sources folder), the FFIEC 2025 filer list for lender names and the FFIEC LAR data-field definitions; county names from the Census Bureau 2020 county code file. Oklahoma statutes were not readable on October 30, 2026 and are not cited. All counts, shares, medians, percentiles and interest figures are our arithmetic. This is analysis of public documents, not investment, legal, tax or lending advice, and not a loan offer.