Houston, TX · Fort Bend County

Second-lien loans in Houston, TX

Second-lien loans from BuildUp Capital in Houston are second-position capital that raises money behind a first mortgage worth keeping, sized from $100,000 to $10,000,000 and secured by commercial or residential real estate in Texas. Term sheets typically issue within 5 business days, with closing typically around 10 days once diligence items are received.

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$100K–$10MLoan size
~5 business daysTo a term sheet, typically
~10 daysTo close, typically
9 statesWhere we lend

When a low-rate first mortgage is worth keeping, a second lien raises capital here without disturbing it. Because we invest our own capital in every loan, we’re selective about what we fund in Houston — and we’d rather tell you straight if the numbers don’t work than leave you waiting.

Houston’s energy services, ports & logistics, and medical (tmc) economy keeps commercial and investment real estate in demand across the area. When the collateral is Texas real estate and the deal has a clear exit, second-lien loans secured by that property is how owners and investors move faster than a conventional process allows.

Key Houston industries we lend to: Energy services · Ports & logistics · Medical (TMC) · Manufacturing · Construction.

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What we lend on

The parameters in Houston

Loan size$100K–$10MBusiness-purpose loans, sized to the deal
Term6–18 monthsShort by design — structured around your exit
Rates10%+Priced to term, collateral, lien position, and borrower profile
Fees1–4%Origination fee stated in your term sheet before you proceed · Underwriting deposit credited at closing · 1% referral fee where applicable
PaymentsMonthly, interest-onlyNo daily or weekly drafts. Principal at your exit — prepayment allowed.
Speed~10 daysClosing typically around 10 days once diligence items are received; term sheet typically within 5 business days
CollateralCommercial / ResidentialReal estate with proven market demand
Lien positionFirst or SecondCross-collateralization available
Geography9 statesTX · CO · UT · NV · AZ · OK · ID · MT · WY · receivables nationwide

Our rates reflect short-term bridge capital. These loans are structured to be refinanced into long-term debt — often back at your bank — within the loan term. We plan that exit with you from day one. Rates depend on term, collateral, lien position, and borrower profile, and are subject to change. Not every borrower qualifies for the lowest rate.

Own real estate in Houston and need capital? Get an instant read on fit — see if your deal qualifies → (60 seconds, no contact info needed), or send us the whole deal →.

Common questions

Second-lien loans in Houston — common questions

Do you offer second-lien loans in Houston, TX?
Yes. We provide second-lien loans of $100,000–$10,000,000 secured by commercial or residential real estate in Houston and across Texas, with a term sheet typically within 5 business days and closing typically around 10 days once diligence items are received.
Can I borrow against a property my business already owns?
Yes — that’s exactly what this loan is for. If your business owns commercial or residential real estate, you can borrow against the equity in it — $100,000 to $10,000,000 — without selling the property or refinancing a first mortgage worth keeping. The building keeps working for the business while the equity goes to work on the deal.
What is a second-lien loan?
A second-lien (second-position) loan is secured by real estate that already carries a first mortgage, letting you borrow against your remaining equity without refinancing the first. BuildUp lends in second position from $100,000 to $10,000,000, subject to the combined exposure we’re comfortable with on the asset — useful when a low-rate first mortgage is worth keeping.
Can you fund energy- or contractor-related businesses in Houston?
Yes, when the loan is secured by real estate. We underwrite the business and the exit, not just the sector — and Houston operators who own property are a core fit.

Second-lien loans in other metros

Other loan programs in Houston

Bridge loansShort-term commercial bridge loans of $100K–$10M secured by real estate, from a private lender in business since 1993.Learn more →Fix & flip loansShort-term fix-and-flip and rehab loans of $100K–$10M for real estate investors in the Mountain West and Southwest.Learn more →Acquisition financingFinance a business acquisition with real-estate-secured bridge capital of $100K–$10M in the Mountain West and Southwest.Learn more →Cross-collateralized loansUse multiple properties or assets to secure a single business loan of $100K–$10M in the Mountain West and Southwest.Learn more →Refinance & partner buyoutReal-estate-secured loans of $100K–$10M to buy out a partner or refinance existing debt in the Mountain West and Southwest.Learn more →Asset-based lendingAsset-based lending — also called asset-backed loans — of $100K–$10M secured by real estate your business already owns, not by its credit score.Learn more →

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