Where We Lend

Every program, every state we lend in.

Availability by state, from the same state lists our quiz enforces. One footprint covers primary homes and investment properties alike: the 35 states + D.C. where Arran is licensed.

Program details last reviewed: October 12, 2026 · Questions? Call or text (949) 401-7593

State	HELOC	HEI	DSCR & Rental	Conventional / FHA / VA	Hard money: primary home	Hard money: investment	Below 620: other home refinances*	Below 620: free-and-clear cash-out	Notes
Alabama (AL)	Yes	No	Yes	Yes	No	Yes	No	No	—
Alaska (AK)	Yes	No	Yes	Yes	No	Yes	No	No	—
Arizona (AZ)	Yes	Yes	Yes	Yes	No	Yes	No	No	—
Arkansas (AR)	Yes	No	Yes	Yes	No	Yes	No	No	—
California (CA)	Yes	Yes	Yes	Yes	Yes	Yes	Yes	No	—
Colorado (CO)	Yes	Yes	Yes	Yes	No	Yes	No	No	—
Connecticut (CT)	Yes	No	Yes	Yes	No	Yes	No	No	—
Delaware (DE)	Yes	No	Yes	Yes	No	Yes	No	No	—
District of Columbia (DC)	Yes	No	Yes	Yes	No	Yes	No	No	—
Florida (FL)	Yes	Yes	Yes	Yes	No	Yes	No	No	—
Hawaii (HI)	Yes	No	Yes	Yes	No	Yes	No	No	—
Iowa (IA)	Yes	No	Yes	Yes	No	Yes	No	No	—
Kansas (KS)	Yes	No	Yes	Yes	No	Yes	No	No	—
Kentucky (KY)	Yes	No	Yes	Yes	No	Yes	No	No	—
Maine (ME)	Yes	No	Yes	Yes	No	Yes	No	No	—
Maryland (MD)	Yes	No	Yes	Yes	No	Yes	No	No	—
Michigan (MI)	Yes	No	Yes	Yes	No	Yes	No	No	—
Minnesota (MN)	Yes	No	Yes	Yes	No	Yes	No	No	—
Missouri (MO)	Yes	No	Yes	Yes	No	Yes	No	No	—
Nebraska (NE)	Yes	No	Yes	Yes	No	Yes	No	No	—
New Hampshire (NH)	Yes	No	Yes	Yes	No	Yes	No	No	—
New Mexico (NM)	Yes	No	Yes	Yes	No	Yes	No	No	—
North Dakota (ND)	Yes	No	Refinance exception only	Yes	No	Yes	No	No	DSCR: refinance-only exception below 620 credit, up to 50% of value; no DSCR purchases
Ohio (OH)	Yes	Yes	Yes	Yes	No	Yes	No	No	—
Oklahoma (OK)	Yes	No	Yes	Yes	No	Yes	No	No	—
Oregon (OR)	Yes	Yes	Yes	Yes	Yes	Yes	No	Yes	—
Pennsylvania (PA)	Yes	Yes	Yes	Yes	No	Yes	No	No	—
South Dakota (SD)	Yes	No	Refinance exception only	Yes	No	Yes	No	No	DSCR: refinance-only exception below 620 credit, up to 50% of value; no DSCR purchases
Tennessee (TN)	Yes	Yes	Yes	Yes	No	Yes	No	No	—
Texas (TX)	Yes (80% max)	No	Yes	Yes (no VA cash-out)	No	Yes	No	No	On a home you live in, home equity capped at 80% combined plus a 12-day wait (state law); our HELOC keeps 80% on a rental too; our lenders don't offer VA cash-out (IRRRLs work)
Utah (UT)	Yes	Yes	Yes	Yes	No	Yes	No	No	—
Virginia (VA)	Yes	No	Yes	Yes	No	Yes	No	No	—
Washington (WA)	Yes	Yes	Yes	Yes	Yes	Yes	No	Yes	—
West Virginia (WV)	Yes	No	Yes	Yes	No	Yes	No	No	—
Wisconsin (WI)	Yes	No	Yes	Yes	No	Yes	No	No	—
Wyoming (WY)	Yes	No	Yes	Yes	No	Yes	No	No	—

*Below 620 credit, FHA and VA refinances can work in every state listed (FHA from HUD's 500 minimum; an FHA Streamline has no minimum score from us), and so can a conventional or cash-out refinance of a home you live in while you owe under 65% of its value. Other home refinances, such as a conventional or cash-out refinance at 65% or more, work in California only. Rentals refinance below 620 up to 50% of value, counting the new loan. The free-and-clear column is the exception for a home you own outright in Oregon & Washington (a loan over $200,000, up to 50% of value) that keeps a P&L or hard money refinance of your own home open below 620. P&L, bank statement, no-ratio and reverse mortgage loans lend in every state listed.

State rules worth knowing

One footprint for every program: 35 states + D.C.

Arran is licensed in 35 states + D.C., and every program lends only on properties in those states, for primary homes and investment properties alike. If your state isn't in the table, we can't lend there, and the quiz tells you so up front rather than waste your time.

Texas

On a home you live in (a homestead), the Texas Constitution (Art. XVI §50(a)(6)) caps home-equity lending at 80% combined loan-to-value and requires a 12-day wait before closing. Those are state rules, not ours. On a Texas rental, 80% is our own HELOC limit. Our lenders don't offer VA cash-out refinances in Texas; a VA IRRRL still works there, and a HELOC on the home you live in can go up to the 80% cap.

Hard money on a primary residence

Hard money on a home you live in is available in California, Oregon & Washington only. On an investment property, hard money lends in every state listed: purchases with 10% down at 700+ credit (15% at 620–699, 50% below 620), refinances up to 70% of value (50% below 620, counting the new loan).

Home Equity Investment states

HEIs are available in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA: no monthly payments, credit from 500, from $50,000 to $600,000.

DSCR in North Dakota & South Dakota

Standard DSCR loans aren't offered there. An exception program considers refinances with credit below 620, up to 50% of value, and DSCR purchases aren't available.

Credit below 620 on your own home

FHA and VA refinances can work in every state listed (FHA from HUD's 500 minimum; an FHA Streamline has no minimum score from us). A conventional or cash-out refinance of the home you live in works in every state listed while you owe under 65% of its value; at 65% or more, only in California. In an HEI state, real equity may open a Home Equity Investment instead. A home owned free and clear in Oregon & Washington also keeps a P&L or hard money refinance open (loans over $200,000, up to 50% of value).

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