The Phoenix market is shifting. Not collapsing. Not crashing. Just shifting. The operators who are adjusting their underwriting are continuing to make strong returns. The ones still underwriting like it is 2023 are struggling. Here is what we are seeing and how to adjust. WHAT THE DATA IS SHOWING Median days on market across Phoenix metro is running around 60 days right now. Inventory is up about 39% year-over-year. Properties are taking longer to sell than they were 12 month

My episode of the BiggerPockets Real Estate Podcast just dropped. I want to share it with you directly because if you're an operator or borrower in Arizona, a lot of what we talked about is relevant to how we work together. Watch it here: https://youtu.be/pZ691RUjRYM How I Got to Private Lending I started buying rentals in 2014 and scaled to 50 properties. The formula was working until it wasn't. As home prices and interest rates rose, cash flow started shrinking. The deals t

Where to Focus Your Next Deal If you're evaluating your next deal, pay attention to this. According to the latest Cromford Report, Chandler and Fountain Hills are the biggest seller's markets in Arizona right now. While the rest of Phoenix metro is balanced or slightly soft, these two markets are moving fast. Properties are selling quicker. Inventory is tighter. Buyers are competing. If you're a fix-and-flip operator, this matters. A lot. Why Chandler and Fountain Hills Are D

We have over $5M in capital ready to deploy right now. If you have a deal in the Greater Phoenix area, I want to talk. Whether you're an experienced operator or still building your track record, if the deal is solid, we can make it work. Here's exactly what we fund and how we operate. What We Fund Fix and flip loans. Up to 70% of ARV. We'll fund 90% of purchase and 100% of rehab. If you have a good deal and need capital, we can structure it. New construction. We fund ground-u

We just closed our 8th loan of Q1 this week. The borrower is an experienced operator we've worked with three times before. Every deal has been profitable. Every payoff has been on time or early. What makes this borrower successful isn't just their construction experience or contractor relationships. It's how they plan their exits. Here's what the most consistent operators in our portfolio do differently, because it directly impacts profitability. What Our Top Performers Do Th

At 42 Solutions, we believe the best way to show what we do is by sharing the deals we are actually funding. Below is a recently funded project where we partnered with an investor to help move their deal forward. Our focus is always the same: move quickly, structure the deal responsibly, and give operators the capital they need to execute. Every deal is different, but the goal is always consistent. Reliable capital that helps investors close, build, and move their projects fo

We're 11 weeks into 2026. We've already funded $5.8M across 8 deals. For context: we funded $10.8M in all of 2025. But here's what's more interesting than the volume. Our average loan size jumped from $470K in 2025 to $725K this quarter. That's not random. There's a clear pattern in who is moving upmarket and why. The Shift: From Sub-$500K to $700K+ Deals A year ago, most of our deals looked like this: * Purchase: $250K-$350K * Rehab: $40K-$80K * ARV: $450K-$550K * Loan amoun

Is Now the Right Time to Fix & Flip in Arizona? The real answer: it depends on two things. 1. Can you still find deals with real margin? Yes, but they're not everywhere. They're in the right pockets, with the right buy box, and they usually need a fast close. 2. Can you close fast when you find them? This is where most Arizona investors lose deals right now. The best opportunities don't sit. If you can't close in 2 to 3 weeks, you'll lose to buyers who can. That's where 42 So

Most private lenders do one thing: wire the funds, collect interest, and stay on the sidelines. That's fine... but it's not how I operate at 42 Solutions. I'm a Real Estate Investor Too I'm not lending from theory. I've invested in real estate myself and I've been in the trenches with: * Scope of work decisions * Rehab budgets * Estimating ARVs * Managing timelines and contractors * Dealing with the stuff that always goes sideways mid-project So when a borrower talks to me ab

Hi Everyone, If you have done a rehab project before, you already know this: The lender can be the bottleneck. Not the contractor. Not the city. Not materials. The lender. Slow draw approvals. Delayed inspections. Crews waiting. Timelines slipping. Every extra day costs money. In today’s Arizona market, where margins are tighter and days on market are longer, execution speed is not a luxury. It is protection. That is exactly why 42 Solutions operates differently. We Do Not Le

Phoenix Market Update: What We’re Seeing from the Lending Desk The Arizona market is shifting, but not collapsing. Here’s the current snapshot across the Phoenix metro: * Inventory up 39% year over year * 4.4 months of supply metro-wide * Days on market averaging 66–74 days across the Valley * Median price holding near $480K * Submarkets like Scottsdale still trading north of $1M This is not 2021. But it is not a distressed market either. It is balanced. What This Means for F

Fix & Flips vs New Development: What Actually Makes More Money? If you’ve spent time on real estate social media lately, you’ve probably heard it: “Fix and flips are dead. New development is where the real money is.” I’ve had that exact conversation with multiple investors here in Arizona. Many are looking at ground-up builds because they assume it is automatically more profitable than flipping. From my perspective as a lender funding both strategies and watching outcomes pla

Who We’re Built For (and Who We’re Not) 42 Solutions is not designed to be the lender for every deal. That is intentional. We are built for operators who value clarity, execution, and long-term relationships over chasing the cheapest capital in the market. We’re a Strong Fit For* Arizona-based fix-and-flip and ground-up development projects * Borrowers who prioritize certainty and execution over headline rates * Operators who want a direct relationship with a local private le

One of the most important parts of our underwriting is leverage, specifically loan-to-ARV. In 2025, our average LTARV across all loans funded was under 75 percent. That is intentional. Leverage should protect a deal, not stretch it. When leverage is structured responsibly, it gives borrowers more flexibility, more options, and more control throughout the life of a project. Why Lower Leverage Works in Your FavorLower leverage helps borrowers: * Refinance more easily into perma

What Gets a Fast Yes (and What Slows Things Down) At 42 Solutions, speed is intentional. Deals move quickly when the fundamentals are clear from the start. Here is what typically leads to a fast yes on our end. What Helps a Deal Move Quickly* A realistic purchase price supported by recent sold comps * A clear, well-thought-out scope of work * An ARV that makes sense based on current market conditions, not best-case assumptions * Borrowers with a proven track record or strong

Hey Everyone! Why Strong Deals Still Fall Apart Great deals do not fail because the numbers are wrong. They fail when execution breaks down. In today’s market, speed, clarity, and follow-through matter more than ever. A deal can look perfect on paper and still fall apart if the operator or capital partner cannot move decisively. In a recent conversation with Arizona entrepreneur Cody Barton, we unpacked why execution, systems, and decision-making separate professionals from p