Reviewed by the Land Funding Partners editorial team.
Roundrock Realty is a legitimate, active land funding company. It publishes specific hard money loan terms, including 20% interest and up to 60% LTV, along with a structured equity funding split, rather than vague promises. That level of detail, paired with offering both debt and equity options, is strong evidence of legitimacy in a space where many funders disclose little.
Quick Verdict
- Best for: land investors flipping raw acreage or running minor subdivides who want the choice of a hard money loan or an equity funding partner.
- Watch out for: Roundrock Realty prioritizes acreage over infill lots and avoids markets it considers low quality, such as desert tracts in New Mexico.
- Bottom line: published, specific terms across both funding types make Roundrock Realty a credible option to research further, though investors should confirm current terms and any state lending registration directly before signing.
Who Is Roundrock Realty?
Roundrock Realty describes itself as land investors first, not just a capital source sitting between borrowers and a bank. That positioning matters because the company says it is one of the few active players in the land space that offers hard money loans at all, alongside the more common equity funding model. Roundrock Realty says it deals primarily with acreage rather than infill lots, though it will consider a strong infill deal on a case by case basis. It also says it avoids land in markets it views as low quality, citing desert tracts in New Mexico as an example of the kind of deal it passes on.
The company offers several funding paths for land investors. These include hard money loans and equity funding for straightforward land flips, hard money loans and equity funding for minor subdivides, transactional financing, assignments, and purchases of owner-financed notes at closing as well as seasoned notes. That range gives investors more than one way to structure a deal depending on how much capital they want to bring themselves versus how much they want to borrow or split with a partner.
Verified data, Roundrock Realty: hard money loans on flips and small subdivides carry 1.5 origination points, 20% interest, monthly interest-only payments, a minimum of 4 months interest on every loan, a $250 doc fee, up to 60% LTV, and a 1 year balloon term. Equity funding purchase prices start at $20,000 and up. Response time, exact underwriting turnaround, and licensing details are not publicly published, so investors should confirm those specifics directly with the company before moving forward.
What Are Roundrock Realty‘s Terms?
On the hard money side, Roundrock Realty‘s published structure is straightforward. Borrowers pay 1.5 origination points and 20% interest, with monthly interest-only payments and a guaranteed minimum of 4 months of interest regardless of how quickly the loan is repaid. A $250 doc fee applies, loans go up to 60% of the property’s value, and the balloon term is set at 1 year. That combination of a defined rate, a defined LTV cap, and a defined repayment window gives investors a clear picture of the cost of capital before they commit.
On the equity funding side, Roundrock Realty uses a sliding split based on how fast the property sells after the deal closes. Investors keep 70% of the proceeds if the property sells within 90 days, 60% if it sells within 91 to 180 days, and 50% if it sells within 181 to 365 days. If a property takes longer than a year to sell, Roundrock Realty keeps 100% of the proceeds as the capital partner. Custom terms are available on subdivide equity funding deals specifically, which suggests some flexibility on larger or more complex projects even though the standard flip splits are fixed.
What Deals Does Roundrock Realty Actually Fund?
Roundrock Realty‘s stated purchase price range starts at $20,000 and up, which puts it in reach of smaller land flips as well as larger acreage plays, depending on which funding path an investor chooses. Because the company describes itself as land investors rather than a pure lender, its underwriting appears to be built around deals it would consider taking on itself, which is consistent with its stated preference for acreage over infill lots and its avoidance of markets it views as low quality.
Roundrock Realty says it looks for deals that can be listed with a local agent and that typically sell within 4 to 6 months. That timeline lines up with the equity funding structure, where the best split for the investor requires a sale inside 90 days and the split steps down the longer the property sits. Investors evaluating a deal with Roundrock Realty should weigh their own expected hold and resale timeline against that structure before choosing between the hard money loan and the equity funding option.
How Does Roundrock Realty Compare to Alternatives?
Roundrock Realty is one of relatively few land funders offering both debt and equity paths, so it is worth lining its published terms up against other funders in the space to see where it fits.
| Funder | Type | Deal Range | Split/Terms | Best For |
| Roundrock Realty | Debt and Equity | $20,000 and up | Hard money: 20% interest, 1.5 points, up to 60% LTV, 1 year balloon. Equity: 70/30 to 50/50 sliding split based on time to sell | Acreage flips and minor subdivides where an investor wants the choice of a loan or an equity partner |
| Serious Land Capital | Equity | $150,000 to $500,000+ preferred, nothing below $50,000 | 30/70 to 50/50 splits (investor gets 70% under $100,000, 50% above), no credit check, no personal financial requirements | Larger acreage deals where an investor wants a self-funded equity partner and 20+ years of combined experience behind the capital |
| Damen Capital Fund | Debt | $10,000 to $200,000 purchase price, loan amounts $25,000 to $250,000 | Approximately 7.5% cost of capital, max 65% LTV, 5 year term | Smaller deals where an investor wants a lower, longer-term loan rather than a short balloon structure |
Is Roundrock Realty a Legitimate Company?
The strongest legitimacy signal here is specificity. Roundrock Realty publishes exact figures for its hard money loans, including 1.5 origination points, 20% interest, a $250 doc fee, up to 60% LTV, and a 1 year balloon term, along with a clearly defined sliding scale for equity funding splits. Funders who are not transparent about how they operate tend to keep this kind of detail vague or off their site entirely. Publishing precise, checkable numbers is a meaningfully different posture than offering only general promises of capital.
It also matters that Roundrock Realty describes itself as land investors rather than a middleman broker moving other people’s paperwork. Being an operator in the same asset class it funds suggests its underwriting criteria, such as favoring acreage over infill lots and steering away from markets it considers low quality, come from direct experience with what actually resells.
That said, not everything about Roundrock Realty is publicly confirmed. Exact underwriting turnaround time, formal licensing status, and a documented track record of completed deals are not publicly published in available sourcing. None of that means something is wrong, but it does mean investors should not treat published terms alone as the full picture. Before wiring funds or signing any agreement, confirm current rates and terms directly with Roundrock Realty and verify any state-specific lending registration that may apply, the same diligence step that applies to any private lender in this space.
FAQ
Q: Is Roundrock Realty a real company?
A: Yes. Roundrock Realty operates as Roundrock Realty LLC and publishes specific, detailed terms for both hard money loans and equity funding deals. That level of published detail, including exact rates, fees, and LTV caps, is a stronger signal of a real, operating business than a site with only general marketing claims.
Q: What are Roundrock Realty‘s rates?
A: Roundrock Realty‘s hard money loans carry 20% interest, 1.5 origination points, a $250 doc fee, and a minimum of 4 months interest on every loan, with monthly interest-only payments. Equity funding deals use a sliding split instead of a rate, ranging from 70/30 to 50/50 in the investor’s favor depending on how quickly the property sells.
Q: How does Roundrock Realty differ from a bank loan?
A: Roundrock Realty‘s hard money loans are structured for speed and short holds rather than long amortization. Loans go up to 60% LTV with a 1 year balloon term and monthly interest-only payments, which is a much shorter runway and a higher rate than a traditional bank product typically offers.
Q: What happens if a Roundrock Realty loan is not repaid on time?
A: Roundrock Realty‘s hard money loans carry a 1 year balloon term at up to 60% LTV and 20% interest, meaning the full balance is expected at the end of that term. The specific remedies or process if a loan is not repaid by the balloon date are not publicly published, so investors should ask Roundrock Realty directly before signing.
Q: How does Roundrock Realty compare to Serious Land Capital?
A: The two operate differently. Roundrock Realty offers both hard money loans and equity funding starting at $20,000, while Serious Land Capital is equity only, prefers deals from $150,000 to $500,000 or more, and does not go below $50,000. Serious Land Capital also advertises no credit check and no personal financial requirements, which investors should weigh against Roundrock Realty‘s published loan terms depending on deal size and whether they want debt or equity capital.
Q: What should an investor verify before working with Roundrock Realty?
A: Investors should confirm current rates, fees, and LTV limits directly with Roundrock Realty, since terms can change after publication. They should also verify any state-specific lending registration or licensing that applies to the deal, since that information is not publicly confirmed, and ask about underwriting turnaround time before counting on a specific closing date.
Land Funding Partners maintains a directory of 14 active land funders, including Roundrock Realty, so investors can compare published rates, deal ranges, and funding structures side by side before deciding who to work with on a flip or subdivide.
Research and Compare
