Texas · Single Family & 1-4 Unit
Texas single family investment property loans.
Bridge, fix and flip, renovation and DSCR on houses and 1-4 unit property held for investment. $100k to $5M, business-purpose, closing in 7 to 14 days across Dallas, Houston, Austin and San Antonio.
By David Hodara ·
$100k-$5M
Loan range
1-9
Units
7-14 days
Typical close
90% LTC
Max leverage
Texas single family & 1-4 unit market context
Texas is the largest single-family rental market in the country, and the four metros behave differently enough that a single state-level assumption is useless. Dallas-Fort Worth and Houston carry the volume, San Antonio the yield, Austin the volatility. A file underwritten on Austin comparables from two years ago does not survive contact with today's exit.
Two Texas-specific line items decide more files than rate does. Property tax is the first: at these effective rates the tax line can move a DSCR by a quarter of a point on its own, and a protest that has not been filed is not a saving. The second is the insurance and hail history in the north of the state, which underwriters now read carefully on any roof that has already been through a claim.
Typical loan products for Texas single family & 1-4 unit
Each deal gets routed to the product structure that fits. Most single family & 1-4 unit deals in Texas use one of the following.
Bridge loans
Purchase or cash-out on a 1-4 unit investment property, interest-only, close in 7-10 business days. Up to 80% LTV, no prepayment penalty.
Fix and flip loans
Acquisition plus rehab in one loan for a residential flip with a resale exit. Up to 90% LTC, 7-14 day close.
Renovation loans
Value-add on a single house or a 2-4 unit, rehab drawn against completed work. Up to 90% of purchase and 100% of the rehab budget.
DSCR loans
The long-term exit once the property rents: 30-year financing qualified on the rent rather than personal income.
Buying Texas single family & 1-4 unit from outside the US
We finance single family & 1-4 unit 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 single family & 1-4 unit deals across Texas, with deepest lender relationships in the metros below.
Texas single family & 1-4 unit FAQ
Which lenders do bridge loans on Texas single family investment property?
We write them directly in the $100k to $5M range: purchase, refinance or cash-out on a 1-4 unit held for investment, 12 months, interest-only, up to 80% LTV. Business-purpose only, so the house has to be an investment rather than somewhere you live.
How does Texas property tax affect a DSCR file?
More than most borrowers expect. Effective rates are high enough that the tax line alone can be the difference between a 1.2x and a 0.95x DSCR, and lenders underwrite the assessed value after a sale rather than the seller's old assessment. On a purchase, budget for reassessment at the price you paid.
Can a foreign investor buy a Texas rental property with financing?
Yes, on the same terms as a US borrower, lent to your US LLC and underwritten on the property rather than a US credit file. No US credit history, no US tax return and no travel to the United States is required to close. Texas is one of the three states where we see the most non-resident activity.
What does a fix and flip loan cost in Texas?
Rates typically run 8 to 12% interest-only, plus points, with the number driven by leverage and how many projects the sponsor has actually finished. Up to 90% of total cost, rehab drawn against completed work, no prepayment penalty, so an early sale costs nothing extra.
Can a foreign national finance single family & 1-4 unit 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 can borrow on the same terms a US borrower receives. There is no foreign-national rate premium, and you do not have to travel to the United States to close. The structure is the same in Texas as in every other state.
Got a Texas single family & 1-4 unit deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose CRE financing only.