Reviewed by the Land Funding Partners editorial team.
Roundrock Realty is a land-focused capital provider offering both hard money loans and equity funding for flips and small subdivides, with published hard money terms of 20% interest, up to 60% LTV, and a 1 year balloon, making it one of the few funders in this space to publish a dual debt-and-equity structure.
Quick Verdict
- Best for: Investors working acreage deals under $20,000 in purchase price and up who want a straightforward hard money loan without giving up equity, or who prefer flexibility to structure a deal as debt or equity depending on the situation.
- Watch out for: The 20% interest rate, 1.5 origination points, minimum 4 months interest, and 60% LTV cap on hard money loans are higher-cost terms than an equity split on a fast-selling deal, and exact underwriting turnaround is not publicly published.
- Bottom line: Roundrock Realty‘s published terms are specific and transparent for a niche lender, and the option to choose between hard money and equity funding on the same subdivide gives investors more structuring flexibility than a single-product funder.
Investor Rating
- Best for: Acreage flips and minor subdivides where the investor wants a choice between a hard money loan and an equity funding split.
- Terms transparency: 4/5, origination points, interest rate, doc fee, LTV cap, and balloon term are all published, though exact underwriting turnaround and response time are not publicly published.
- Deal-size fit: 3/5, the $20,000 purchase price floor and 60% LTV cap fit acreage deals well but may exclude very small infill lots, which Roundrock Realty says it generally avoids anyway.
- Speed: 3/5, published equity funding splits reward sales within 90 days and the firm targets 4 to 6 month resale windows through local agents, but exact underwriting and closing timelines are not publicly published.
- Bottom line: A credible, terms-forward option for acreage-focused land investors, best evaluated against the specific numbers below rather than general reputation.
Who Is Roundrock Realty?
Roundrock Realty positions itself as land investors first, which it says shapes how it underwrites deals for other investors. The firm is one of the few active participants in the land funding space that offers hard money loans in addition to equity funding, a two-track structure most competitors in this niche do not publish. Roundrock Realty says it deals primarily with acreage rather than infill lots, though it will consider a strong infill deal, and it avoids land in markets it considers low quality, citing desert tracts in New Mexico as an example.
Services offered span land flips funded either through hard money loans or equity funding, minor subdivides funded the same two ways, transactional financing, assignments, and the purchase of owner-financed notes at closing as well as seasoned notes. That range means an investor could potentially bring Roundrock Realty a flip, a small subdivide, a note, or an assignment and find a matching product, rather than being limited to a single funding type.
Verified data, Roundrock Realty: purchase price range starts at $20,000 and up, hard money loans carry 1.5 origination points, 20% interest, monthly interest-only payments, a minimum of 4 months interest on all loans, a $250 doc fee, up to 60% LTV, and a 1 year balloon term. Response time and exact underwriting turnaround are not publicly published.
What Are Roundrock Realty‘s Terms?
On the hard money loan side, Roundrock Realty charges 1.5 origination points and 20% interest, structured as monthly interest-only payments with a minimum of 4 months interest required on every loan regardless of how quickly it is repaid. A $250 doc fee applies, loans go up to 60% loan-to-value, and the balloon term is set at 1 year, meaning the full principal is due within twelve months. These numbers are the levers to model: points and minimum interest set the floor cost, the LTV cap sets available leverage, and the balloon term sets the outside date for a sale or refinance.
On the equity funding side, Roundrock Realty uses a sliding, time-based split rather than a flat interest rate. If the property sells within 90 days, the investor keeps 70% of proceeds and Roundrock Realty takes 30%. Between 91 and 180 days, the split moves to 60% investor and 40% Roundrock Realty. Between 181 and 365 days, it moves again to 50/50. If the property has not sold within a full year, Roundrock Realty keeps 100% of the proceeds. Custom terms are available on subdivide equity deals specifically, suggesting room to negotiate structure on larger projects, though the flip splits above are the published default.
What Deals Does Roundrock Realty Actually Fund?
Roundrock Realty funds deals starting at a $20,000 purchase price with no published ceiling, placing it within reach of small to mid-size acreage transactions rather than only large-dollar deals. The firm’s stated preference is acreage over infill lots, though it will consider a strong infill opportunity, and it explicitly avoids markets it views as low quality, using desert tracts in New Mexico as a named example. That combination signals a funder that is selective about location and property type even while keeping its dollar floor low.
Roundrock Realty also says it looks for deals that can be listed with a local real estate agent and that typically sell within 4 to 6 months, which lines up with its equity funding splits: the 70/30 tier rewards a sale inside 90 days, and the 60/40 tier still applies through the 91 to 180 day window that covers most of that target. An investor bringing an acreage parcel priced at $20,000 or more, in a market the firm considers strong, with a realistic path to a local-agent listing and a sale inside six months, fits the profile the firm has publicly described as its sweet spot.
How Does Roundrock Realty Compare to Alternatives?
Land investors sourcing capital typically weigh a hard-money-plus-equity hybrid like Roundrock Realty against pure equity funders and other hard money lenders with different fees and deal-size minimums, as the table below shows using only published terms.
| Funder | Type | Deal Range | Split/Terms | Best For |
| Roundrock Realty | Hard money and equity | $20,000 and up | HML: 1.5 points, 20% interest, up to 60% LTV, 1 year balloon. Equity: 70/30 within 90 days, sliding to 50/50 by 365 days | Acreage flips and subdivides where debt or equity flexibility matters |
| Serious Land Capital | Equity | $150,000 to $500,000+ preferred, nothing below $50,000 | 30/70 (70% to investor) sub-$100K, 50/50 above $100K | Larger self-funded equity deals with no credit check or personal financial requirements |
| All Terrain Capital | Hard money | $10,000 to $50,000 (same-day approval); over $50,000 requires comps and financials | $1,000 processing fee, no monthly payments until sale, default at 180 days triggers deed-in-lieu option | Smaller deals needing fast approval and no monthly payment obligation |
What Do Investors Say About Roundrock Realty?
There is no verified collection of named investor reviews or testimonials for Roundrock Realty, so any evaluation here has to work from the published terms rather than fabricated quotes. Judged that way, an investor would likely value that Roundrock Realty publishes exact numbers, origination points, interest rate, LTV cap, doc fee, and balloon term for its hard money product, plus a clear, tiered schedule for its equity splits. That specificity is not universal in the land funding space, and it lets an investor model a deal’s economics before picking up the phone.
What an investor would still want to dig into is anything not covered in the published terms, most notably response time and exact underwriting turnaround, both of which are not publicly published. Since the equity splits are time-sensitive and the hard money loan carries a firm 1 year balloon, an investor should confirm current processing speed and closing timelines directly before assuming a deal will hit the more favorable early tiers of either product.
FAQ
Q: What is Roundrock Realty?
A: Roundrock Realty is a land funding company that offers both hard money loans and equity funding for land flips and minor subdivides, along with transactional financing, assignments, and the purchase of owner-financed and seasoned notes. It positions itself as run by land investors and is one of the few funders in this space to publish a hard money loan product alongside equity funding.
Q: What are Roundrock Realty‘s rates and fees?
A: Roundrock Realty‘s hard money loans carry 1.5 origination points, 20% interest paid monthly and interest-only, a minimum of 4 months interest on every loan, a $250 doc fee, up to 60% LTV, and a 1 year balloon term. Its equity funding uses a sliding split starting at 70% to the investor for sales within 90 days, dropping to 60/40 within 91 to 180 days and 50/50 within 181 to 365 days.
Q: Is Roundrock Realty legit?
A: Roundrock Realty publishes specific, verifiable loan and equity terms rather than vague marketing language, which is a positive signal for transparency. As with any funder, investors should still confirm current terms, licensing, and closing timelines directly before committing to a deal, since exact underwriting turnaround is not publicly published.
Q: How does Roundrock Realty‘s hard money option differ from its equity option?
A: The hard money loan is a fixed-cost product: 1.5 points, 20% interest, up to 60% LTV, and a 1 year balloon, regardless of how the sale ultimately performs. The equity option has no fixed interest rate at all; instead, the investor and Roundrock Realty split sale proceeds on a schedule that rewards a faster sale, from 70/30 within 90 days down to 100% to Roundrock Realty if the property has not sold within a year.
Q: What deal sizes does Roundrock Realty fund?
A: Roundrock Realty‘s published purchase price range starts at $20,000 and up, with no stated upper limit. It generally focuses on acreage rather than infill lots, though it says it will consider a strong infill deal, and it avoids markets it considers low quality, such as desert tracts in New Mexico.
Q: How does Roundrock Realty compare to Serious Land Capital?
A: Roundrock Realty starts at a $20,000 purchase price and offers both hard money loans and equity funding, while Serious Land Capital is an equity-only funder that prefers deals from $150,000 to $500,000 or more and does not fund below $50,000. Investors with smaller acreage deals or a preference for a hard money structure may fit better with Roundrock Realty, while investors with larger deals seeking a self-funded equity partner with no credit check may lean toward Serious Land Capital.
Land Funding Partners tracks published rates, terms, and deal criteria across 14 active land funders, including Roundrock Realty, so investors can compare hard money and equity options side by side before choosing a capital partner for their next flip or subdivide.
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