212 Loans Review 2026: What 765 Federal HMDA Loans Paid

What 212 Loans is, and what its website says

The lender in this review is 212 Loans, LLC at 212loans.com, headquartered at 308 W. Parkwood 108-A, Friendswood, Texas 77546, with an Oregon affiliate, 212 Loans of Oregon, LLC. The site calls the company “a leading source of financing for business purpose loans” and offers four programs. It does not name an owner, a founding year, a funding source or a loan volume, and we found none in the documents we read. Other companies use similar names; this page covers only the lender at that address.

Collateral on all four is non-owner-occupied 1-4 unit residential property (the ground-up page says single family and townhomes). The statements in this table are the company's claims, read on October 24, 2026. The only rate it publishes is the fix-and-flip starting point, which the HMDA record below tests.

What 2025 HMDA data show 212 Loans charged

Lenders above a size threshold report each mortgage they originate to the Home Mortgage Disclosure Act (HMDA) data, which includes the note rate, loan amount, term, state and purpose. We used the FFIEC nationwide loan-level files for 2024 and 2025. Our group is the same one we use on our hard money loan rates page: originated, conventional, first-lien, closed-end loans on investment property of 1 to 4 units made for a business purpose, with no debt-to-income ratio reported, a term of 36 months or less and a rate above zero. We recounted every number here from the raw file; the script and its output are in the sources. One 212 Loans loan in Nevada was reported with a 0% rate and is outside the group (766 originated records, 765 in the group).

The national median fell 0.76 of a point in a year while 212 Loans' median did not move (our arithmetic), so the gap grew from 1.24 points to 2.00 points. The only visible change in 212's pricing is at the edges: 25 loans priced under 10% in 2025 (15 of them in Texas, against none in 2024), and the high end shrank. In 2024 the top rate was 15%, with 29 loans at 12.99% and 14 at 14%, among them 12 Colorado loans with a 14% median; there are no Colorado loans in the 2025 record.

Against the other large lenders

The 212 Loans gap to Kiavi is 1.54 points, to Easy Street 2.09 points and to Lima One 1.79 points (our arithmetic). The terms differ: most of these lenders' medians are 12 months, while 212 Loans and Easy Street work mostly in 6 months, and a note rate with no fees in it does not tell you which loan costs more in dollars. See our reviews of Kiavi, Easy Street Capital, Lima One Capital and RCN Capital for the same lenders in more depth, and the hard money lender ranking for the full list.

Term and loan size

Loan size barely moves the rate; only the 42 loans of $500,000 or more were priced lower. Longer terms cost more: the 9-month median is one point above the 6-month median, so a borrower who needs time pays for it in the rate as well as in interest months.

States: Florida runs on 9 months, Texas on 6

Four smaller markets complete the list: Nevada 10 loans, Virginia 7, Oklahoma 4 and Washington 3. Florida and Texas together are 584 of 765 loans, 76.3% (our arithmetic). In Florida the 74 six-month loans had a 10.99% median and the 269 nine-month loans 11.99%. Of the 219 six-month Texas loans, 114 were at exactly 11.99% and 76 at 10.99%. The Oregon loans were made by 212 Loans of Oregon, LLC; all the others by 212 Loans, LLC. Wisconsin's other-lender median of 7.5% is far below the rest; we did not split banks from non-banks, so treat that comparison with care. Our Florida and Texas pages show the whole market in each state.

What HMDA does not show

• No fees. Points and fees, origination charges and discount points are “NA” on all 765 loans, and no loan reports a prepayment penalty term. The website says the fix-and-flip prepayment penalty is “N/A” but publishes no points, draw, inspection or extension fees.
• No denials. The nationwide file we used holds only originated and denied applications, and 212 Loans appears only as originations. We make no statement about how many applicants 212 Loans turns down. A lender showing no denials at all is more likely a reporting quirk than a record of approving every applicant.
• All direct. All 765 loans were submitted directly to 212 Loans and initially payable to it, and none was sold in the year (purchaser type 0). That says how the loans were made, not who funds them.
• Only reportable loans. HMDA covers dwelling-secured loans a lender must report; a lender below the federal reporting threshold, or loans outside the rules, would be missing. The 2025 record is the newest complete year.

Cost in dollars: our arithmetic

The median 212 Loans loan was $235,000. Interest-only at a simple monthly rate, the interest alone on that loan works out as follows (our arithmetic; no points, fees, extension or default interest):

A lender with a lower rate and 2 points on the same loan would charge $4,700 in points (2% of $235,000, our arithmetic), which is more than the $3,525.00 nine-month saving. That is why you compare total cost, not the rate. Our fix-and-flip calculator adds points and extension months, and our page on extension fees, default interest and points covers the charges that sit outside the note rate.

Licences, complaints and courts

• Licences listed by the company. The footer of 212loans.com lists, for 212 Loans, LLC, a Texas Savings and Mortgage Lending Mortgage Company License (NMLS #1047836), an Arizona Mortgage Broker License (0932278), a Colorado Department of Regulatory Agencies Mortgage Company Registration with no number shown, a Florida Mortgage Broker License (MBR1798), a Georgia Mortgage Broker/Processor License/Registration (#41073) and a Nevada Mortgage Company License (#5081). It lists 212 Loans of California, LLC (NMLS 2269701) and 212 Loans of Oregon, LLC (NMLS #1928586) separately. We tried to read the NMLS Consumer Access record for #1047836 and the site returned an access error (HTTP 403), so we have not verified these licences with the regulators.
• States without a licence line. 88 of the 765 loans were in Wisconsin, North Carolina, Tennessee, Virginia, Oklahoma and Washington, which the footer does not list. Business-purpose lending is exempt from some state licensing laws, so this is a question to put to the company, not a finding.
• CFPB. We searched the CFPB Consumer Complaint Database on October 24, 2026 for “212 Loans”, “212loans”, “212 Loans LLC”, “212 Loans of Oregon” and “212 Loans of California” in the company field and across all fields. Each search returned zero complaints. Searches for Kiavi (25) and Lima One (40) in the company field returned results, so the search works. The database was last updated October 23, 2026.
• Courts. A CourtListener search of federal dockets found no case with “212 Loans” in the case name or as a party. We did not search state courts, and we did not search Better Business Bureau or Trustpilot pages.

What a reader can do with this

• Use 11.99% as the number to beat, not a quote. It is a 2025 median with no fees in it; your deal could price at 10.99% (183 loans did) or at 12.99% (the highest 2025 rate).
• Ask for the term sheet in writing. Request the rate, points, document and draw fees, extension fee and default rate, and the term: Florida borrowers mostly got 9 months and Texas borrowers 6.
• Ask whether the 9% is real. The site says rates “start at 9%”; the lowest of 765 loans was 9.25% and 25 were under 10%.
• Match term to your project. A 6-month loan priced a point below the 9-month median in 2025; a rehab that needs more time costs more per month and may need an extension.
• Ask which entity and which licence. Ask for the exact lender name on the note, and check the licence lookup for your state, including whether your state requires one for a business-purpose loan.
• Get a second quote on the same file. Our best fix-and-flip lender comparison and fix and flip loans guide cover what to compare.

FAQ

Sources, read October 24, 2026: the FFIEC HMDA nationwide loan-level files for 2024 and 2025 (filters in sources/hmda212_final.py) and the FFIEC filer lists naming 212 Loans, LLC (LEI 254900ACU16O36WZP625) and 212 Loans of Oregon, LLC (LEI 2549001ZCEBYFHYUPH52); 212loans.com (home, about us, fix and flip, DSCR, rental, ground-up construction); the CFPB Consumer Complaint Database search API; the CourtListener RECAP search API; the NMLS Consumer Access page for company 1047836 (HTTP 403, not readable). Statements about programs, licences and rates from 212loans.com are the company's claims. Sums, shares, differences and the interest figures are our arithmetic. This is analysis of public documents, not investment, legal or tax advice.