We're headquartered in Bee Cave, inside this metro, not out of state.
Austin flip returns ranked last among the country's major metros. Concessions here mean asking rent overstates what you collect. We fund across Travis, Williamson, and Hays counties. Business-purpose loans only, and every structure is set in underwriting.
Is your Bee Cave office actually inside the Austin metro?
Yes. This is our home market. Our office is at 3821 Juniper Trace in Bee Cave, and we lend across the Austin area, including Austin, Lakeway, Cedar Park, Round Rock, Pflugerville, Dripping Springs, and Buda. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Texas or talk to us.
Can you fund before a first-Tuesday foreclosure sale in Travis County?
Same-day term sheet, and funding in as few as 5 to 7 days once title and insurance come together. That speed exists for a reason here. Texas forecloses non-judicially under Property Code section 51.002: sales run the first Tuesday of every month between 10 a.m. and 4 p.m. at the county courthouse, with notice posted at least 21 days out. Distressed inventory in Travis, Williamson, and Hays arrives on a fixed monthly calendar with a hard, short funding window, and a bank timeline will not clear it. Closings here go through a title or escrow company rather than a closing attorney, which is one less party to chase. Apply now. Subject to underwriting.
Why did ATTOM rank Austin last for flip ROI in early 2026?
The exit is the hard part, not the entry. ATTOM ranked Austin the worst major U.S. metro for home-flipping return on investment in the first quarter of 2026, at a 2.0% gross ROI against a 25.4% national gross margin. That is resale price over purchase price, before rehab, financing, and carry, so on that measure the average Austin flip did not cover its own rehab. The core and the suburbs are also splitting: as of July 2026 the city of Austin median was down 1.4% year over year while the wider MSA median was up about 1%. None of that makes Austin unfundable. It makes your ARV, your marketing window, and your price-cut assumption the numbers we underwrite hardest.
How should I budget property taxes and carry on an Austin investment property?
Higher than the seller's current bill, in most cases. Investment property gets neither the Texas homestead exemption nor the 10% annual homestead cap on appraised value, so a purchase that had been sitting under a capped homestead value can reset to market and the go-forward bill can jump. Combined all-entity rates commonly land around 1.78% to 2.10% in Travis County and 2.00% to 2.35% in Williamson, and MUD or PID districts in newer subdivisions push that higher, so the rate depends on the specific address. There is a 20% annual circuit-breaker cap on non-homestead appraised value, but it requires a full January-through-December ownership year, which means it never protects a flip held under a year, and it is authorized only through tax year 2026 unless the Legislature extends it. Insurance is the other line people underestimate: Texas homeowners premiums rose 21.1% in 2023, 18.7% in 2024, and 4.3% in 2025 on the state's own data. Talk to your CPA about your own tax position.
What do Austin's apartment concessions do to a rental hold?
Soft today, and you should underwrite effective rent rather than asking rent. Metro apartment occupancy ran roughly 86% to 88% in June 2026, about 3 to 4 points below the national average, and 73% of metro apartment units were advertising a concession. A rent number pulled off a listing overstates what the property actually collects, and that is the most common way a DSCR file in this market breaks after closing. The other half of the picture: Austin metro building permits fell 29.5% year over year in March 2026, with multifamily down 69%, so the supply that is pressuring rents now is not being replaced at the same pace. See the DSCR program.
It depends on the program, and on our asset-based loans it is not the gate. Fix and flip, bridge, and construction carry no minimum score: we underwrite the property, the equity, and the exit. DSCR and bank statement loans start at 640, and conventional investment at 580. Weaker credit is usually handled with lower leverage rather than a decline, and there is no hard credit pull to start. Subject to underwriting.
How much do I need to put down on an Austin investment property?
Between nothing and 25%, depending on the structure. Transactional funding covers 100% of the A-to-B leg. Fix and flip runs up to 90% of purchase plus up to 100% of rehab, so roughly 10% down. DSCR and conventional go to 80% LTV, so 20%. Commercial bridge is 75%, so 25%. SBA reaches 90% on an owner-occupied building. Every one of those is subject to underwriting.
Will you fund a first-time Austin investor with flip ROI ranked last?
Yes, and it is common.First-time flippers are welcome, and out-of-state investors make up a real share of what we fund. What changes on a first Austin deal is not whether we lend, it is how hard we underwrite the buy. Austin ROI ranked last among major metros in early 2026, so the comps and the purchase price get more scrutiny here than they would in a market with a wider spread.
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-12.
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