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College Station Hard Money and Investor Loans

The old occupancy cap is gone, so per-bedroom pricing matters more now.

Texas A&M anchors the metro and is slowing enrollment growth. USA Mortgage funds investors across the Brazos Valley. Bryan is the basis play, College Station the demand play. Business-purpose loans only, and every structure is set in underwriting.

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Your file gets decided in house, and the term sheet comes same day.

A university that isn't going anywhere

Texas A&M enrolled more than 74,000 students on its College Station campus in fall 2025, part of over 81,000 system-wide, and the school is the county's largest employer. The university has also announced a five- to seven-year plan to slow enrollment growth, which is the honest counterweight to any deal underwritten to more students every year.

Bryan is the basis play, College Station the demand play

Bryan's mid-tier home value ran $277,011 in June 2026, about $73,000 below College Station's $349,845, while rent landed within $20 a month of College Station's. The county's investor property tax stack runs about 1.91% in College Station and 1.99% in Bryan, so the same metro pulls toward two different strategies depending on which side of the county line you buy.

The occupancy rule investors built around just changed

Senate Bill 1567, effective September 2025, stripped College Station of its old rule capping shared housing at four unrelated occupants, and the city repealed the ordinance. Occupancy is now governed by objective space standards instead, right as a large wave of purpose-built student housing lands, so location and per-bedroom pricing matter more than they did two years ago.

Loan programs in College Station

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in College StationRental / DSCR in College StationGround-Up Construction in College StationCRE Bridge in College StationTransactional Funding in College StationBank Statement / No-Doc in College StationConventional Investment in College StationPortfolio Loans in College StationCRE Permanent in College StationSBA Financing in College Station

College Station lending questions

Do you lend in the College Station and Bryan area?
Yes, across the Brazos Valley. We're a direct lender headquartered in Bee Cave, Texas, and we fund deals in College Station, Bryan, Navasota, Caldwell, Brenham, Madisonville, Hearne, and Snook. 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.

Sources: files.zillowstatic.com

Brazos County foreclosure sales run the first Tuesday of the month. Can you close that fast?
Same-day term sheet, and funding in as few as 5 to 7 days once title and insurance come together. Texas forecloses non-judicially under Property Code section 51.002: sales run the first Tuesday of the month between 10 a.m. and 4 p.m. at the county courthouse, with notice posted at least 21 days out. Distressed inventory in Brazos County moves on that fixed monthly calendar, and a bank timeline will not clear it. Closings go through a title company rather than a closing attorney. Apply now. Subject to underwriting.

Sources: codes.findlaw.com

Did College Station's 'no more than four unrelated occupants' rule actually go away?
Yes, as of September 2025. Senate Bill 1567 stripped home-rule cities in counties with a large university campus of the power to cap occupancy by relationship status; a city may only regulate occupancy through objective space standards, such as square footage per sleeping room, and may not demand leases from brokers or property managers to enforce it. College Station's council repealed its old four-unrelated-occupants ordinance after the bill took effect. If you're underwriting a rent-by-the-room deal near campus, run the numbers on bedroom count and square footage, not the old headcount rule, and confirm the current code language before you close.

Sources: capitol.texas.gov, kbtx.com

What do I need to know about renting or short-term renting a property in College Station?
Register it, and if it's a short-term rental, permit it. Every non-owner-occupied dwelling of one to six units in College Station must be registered with the city, whether or not rent is charged: a one-time $90 fee per building, no annual renewal, but ownership or contact changes must be reported within 30 days, and an unregistered rental can accumulate penalties up to $100 a day. A short-term rental needs a separate city permit ($100 application, $100 inspection, $75 annual renewal) and monthly remittance of the city's 7% hotel occupancy tax, due the 20th. The demand driver is Kyle Field: capacity 102,733, the largest stadium in the SEC, with seven-plus home football weekends putting six-figure crowds into a metro of about 287,000.

Sources: cstx.gov, 12thman.com

College Station or Bryan: where does the tax and cash-flow math favor an investor?
Often Bryan. On 2025 adopted rates, an investor property with no homestead exemption runs about 1.91% of value in College Station (county, city, and ISD combined) and about 1.99% in Bryan. But Bryan's mid-tier home value ran $277,011 in June 2026 against College Station's $349,845, a gap of about $73,000, while Zillow's rent index put Bryan within $20 a month of College Station rent ($1,428 versus $1,446). The lower basis plus near-parity rent is the cash-flow argument for Bryan; College Station carries the appreciation and demand story instead. Confirm the exact rate for a specific parcel with Brazos Central Appraisal District, since a handful of MUDs and a management district layer an extra levy on parts of the county.

Sources: brazoscad.org, files.zillowstatic.com

What credit score do you need for a College Station investor loan?
It depends on the program, and on the asset-based ones there is no minimum at all. Fix and flip, commercial bridge, and ground-up construction carry no minimum score: we run credit, but it weighs far less than it would at a bank, and weaker credit is usually answered with lower leverage rather than a decline. DSCR and bank statement start at 640, conventional investment starts at 580, and transactional funding has no credit check at all. There is no hard credit pull to start. Subject to underwriting.
A College Station house runs about $350,000. How much of that comes from me?
Anywhere from nothing to about 30%, depending on the program. On a flip we fund up to 90% of purchase and up to 100% of rehab, so on a $350,000 College Station house that is $315,000 from us and $35,000 from you (350,000 x 90% = 315,000). DSCR and conventional run up to 80% LTV, or $70,000 down on that same house (350,000 x 80% = 280,000). Ground-up runs up to 85% of cost and 70% LTV, and commercial bridge up to 75% LTV. Bryan's $277,011 basis against College Station's $349,845 is why the same cash goes further on the Bryan side. Subject to underwriting.

Sources: files.zillowstatic.com

Hearne's mid-tier value is about $179,623. Is that under your loan minimum?
No. Our floor is a $100,000 loan on fix and flip, DSCR, and bank statement. SBA starts at $350,000, and portfolio loans at $500,000 across five or more doors. It is worth checking on the value end of this metro, where Hearne's mid-tier home value ran about $179,623 and Bryan's about $277,011 in June 2026 against College Station's $349,845. Send us the address and the price before you go under contract. Subject to underwriting.

Sources: files.zillowstatic.com

Serving College Station and nearby
College StationBryanNavasotaCaldwellBrenhamMadisonvilleHearneSnook
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About the local figures on this page

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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