College Station rentals qualify on the property with DSCR loans.
Hold your rentals with financing that qualifies on the property. DSCR as low as 0.75, rates from 5.5% interest-only, and 30-year fixed options for single properties or whole portfolios. College Station rents on the university calendar, and Bryan often delivers the same rent on a lower basis. Business-purpose only, and rates and structure are set in underwriting.
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
No tax returns or personal income docs in most cases. We qualify on the property's cash flow, so you can scale your portfolio without the paperwork drag of conventional lending.
Does College Station still cap how many unrelated tenants can share a rental?
No, and that changed the room-by-room DSCR math. For decades College Station barred more than four unrelated people from sharing a dwelling. Senate Bill 1567, effective September 1, 2025, stripped that power from home-rule cities near large university campuses: occupancy can now only be regulated by objective space standards, not by who is related to whom, and the council repealed the old ordinance. A 5-bedroom house near campus can now legally house five unrelated students. If you're underwriting a per-bedroom student rental, use bedroom count and square footage, not the old four-tenant ceiling.
Do I need to register a College Station rental before we can close the DSCR loan?
Yes, and it's low-cost, but ignoring it isn't. 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. Skip it and the penalties escalate fast, from $25 a day once you're 31 days overdue up to $100 a day plus a municipal court summons past 76 days. We'll want to see the registration in place, since an unregistered rental racking up daily fines is a real liability sitting on a property we're lending against.
Can I count short-term rental income toward DSCR on a College Station property?
Only if it's permitted, and the demand driver is one stadium. College Station has required an STR permit since 2020 plus remittance of the city's 7% hotel occupancy tax: $100 to apply, $100 for inspection, $75 a year to renew, with HOT filings due monthly on the 20th. Game-day demand comes from Kyle Field, which seats 102,733, the largest stadium in the SEC. That drives seven-plus weekends a year of peak nightly rates, but it also means STR income here is lumpy around the football calendar rather than steady, so underwrite the shoulder months conservatively. Run your numbers with the DSCR calculator.
Why would I buy in Bryan instead of College Station for a DSCR deal?
Because the rent barely notices the county line, but the price does. As of June 2026, College Station's mid-tier home value was about $349,845 against Bryan's $277,011, a gap of about $73,000, roughly 21%, on otherwise adjacent cities in the same county. Zillow's rent index put College Station at $1,446 a month and Bryan at $1,428, about $18 apart. On a whole-house rental, that combination, similar rent on a meaningfully lower basis, is what tends to produce the stronger DSCR ratio on the Bryan side.
How much do property taxes eat into the DSCR ratio here versus Bryan?
A little more in Bryan on the rate, but less in dollars. Stacking the 2025 adopted rates with no homestead exemption, a College Station address runs about 1.91% of value (county, city, and College Station ISD combined) and a Bryan address runs about 1.99% (county, city, and Bryan ISD). Because Bryan's typical home value is lower, the actual annual tax bill still comes in roughly $1,150 less than a comparable College Station property. We escrow to the appraisal district's assessed value, not the seller's current bill, so run your DSCR numbers off the CAD record.
Is the student housing boom a risk to a DSCR loan near Texas A&M?
It's the main thing to underwrite around here. Texas A&M's off-campus pipeline led every southern university market as of late 2025 reporting: 3,668 beds under construction, more than 11% of existing off-campus inventory, while the university has also announced a five- to seven-year plan to slow enrollment growth after crossing 80,000 students. New purpose-built towers with pools and shuttle service compete hardest against the commodity rental far from campus. A walkable location and the per-bedroom pricing SB 1567 now allows are the property-level defenses we look for on a student rental deal.
On a $277,000 Bryan rental, how much do I put down?
Plan on 20% of the price, plus closing costs and reserves. DSCR leverage runs up to 80% LTV. On a $277,000 Bryan purchase that is up to $221,600 from us and $55,400 from you (277,000 x 80% = 221,600). On a $350,000 College Station purchase it is up to $280,000 from us and $70,000 from you (350,000 x 80% = 280,000). Bryan's lower basis against rent that sits within about $20 a month of College Station's is why the same cash down often buys the stronger ratio on the Bryan side. Subject to underwriting.
Does a $179,623 Hearne house clear the DSCR loan minimum?
The floor is a $100,000 loan, not a $100,000 price. DSCR runs $100K to $3M. At up to 80% LTV, a $179,623 Hearne house pencils to roughly a $143,700 loan (179,623 x 80% = 143,698) and a $277,011 Bryan house to roughly $221,600, so both clear it. A purchase under about $125,000 at that leverage would fall under the minimum (125,000 x 80% = 100,000), and that deal needs a different structure. Subject to underwriting.
My score is under 640 and I'm buying a rent-by-the-room house near campus. What now?
We move you to a program that fits instead of forcing the file. DSCR starts at a 640 score, and so does the bank statement program. Conventional investment starts at 580, and the asset-based loans (fix and flip, bridge, ground-up) carry no minimum score at all, because weaker credit there is usually offset with lower leverage rather than a decline. There is no hard credit pull to start. If the plan is a rent-by-the-room house near campus, the bedroom-count math that Senate Bill 1567 reopened moves your ratio more than the last 20 points of your score does. Subject to underwriting.
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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