Texas · Fix and Flip
Texas fix and flip loans.
Purchase and renovation in one loan for houses and 2-4 unit property bought to resell, up to 90% of total cost, $1M to $5M. Flips are a smaller part of our Texas lending: most of what we finance in the state is ground-up construction and build-to-rent.
By David Hodara ·
90% LTC
Max leverage
$1M-$5M
Loan range
24-48h
Term sheet
~2 weeks
Clean-file close
Texas fix and flip market context
Texas flip margins are thin. ATTOM's Q2 2026 report put the typical Texas flip's gross profit at $8,083, a 2.8% gross return, down from $18,134 and 6.5% a year earlier, against 21.5% nationally. By metro, the typical flip lost 0.3% in San Antonio and returned 1.8% in Dallas, 2.8% in Austin and 3.7% in Houston. We still finance Texas flips up to 90% of total cost, but only where recent, local sold comps leave a clear spread between all-in cost and resale value.
Texas is a non-disclosure state, so the resale value rests on MLS comparable sales rather than public records. The holding cost to plan for is property tax, which keeps running through the renovation and can be reappraised every year. On the other side, Texas has no transfer tax on either the purchase or the sale.
The Texas numbers are stronger on new construction. Texas permitted 140,579 single-family homes in 2025, more than any other state (US Census Bureau), and Dallas-Fort Worth, Houston, Austin and San Antonio all carry build-to-rent pipelines. If you are weighing a flip against a spec build or a build-to-rent project, the construction and build-for-rent pages below describe how we finance those.
Non-US investors flip in Texas through a US LLC on the same terms as US investors. When a foreign person sells US real property, the buyer withholds part of the price under FIRPTA unless a withholding certificate is obtained, so the cash at sale should be planned with a US tax adviser before the purchase.
Typical loan products for Texas fix and flip
Each deal gets routed to the product structure that fits. Most fix and flip deals in Texas use one of the following.
Fix and flip loans
Purchase plus rehab in one loan for a resale exit, up to 90% of total cost, with the rehab budget released in draws against completed work.
Construction loans
Ground-up financing for spec houses, small residential buildings and build-to-rent, up to 85% of cost, interest only on the drawn balance, draws against inspected work.
Bridge loans
Purchase, refinance or cash-out on residential investment property, interest-only, up to 80% LTV. Underwritten on the property and the exit rather than on tax returns.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Buying Texas fix and flip from outside the US
We finance fix and flip in Texas for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Top Texas markets we actively fund
We work fix and flip deals across Texas, with deepest lender relationships in the metros below.
Texas fix and flip FAQ
Do you still finance flips in Texas?
Yes, up to 90% of purchase plus renovation, with the renovation released in draws after each stage is completed and inspected. Because Texas flip margins are thin (a 2.8% gross return on the typical flip in ATTOM's Q2 2026 report), the loan is also checked against resale value, and a deal needs a clear spread over all-in cost on recent sold comps.
What do you mostly finance in Texas instead?
Ground-up construction: spec homes, build-to-rent communities and small multifamily up to 9 units, up to 85% of cost, with bridge loans for the land and DSCR loans to hold the finished rentals.
What if I decide to keep the house?
If it rents, the exit becomes a DSCR refinance at up to 80% LTV. We ask for the fallback plan at term sheet stage, and in Texas a rental fallback often matters more than in other states.
How fast can a Texas flip loan close?
A term sheet in 24 to 48 hours and closing in about two weeks on a clean file.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can a foreign national finance fix and flip in Texas?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Other Texas asset classes
Got a Texas fix and flip deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.