College Station fix and flip loans, purchase plus rehab.
Built for the active flipper. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. College Station and Bryan share one county tax base, and the lower-cost side of that line often makes the better buy. Business-purpose only, and every structure is set in underwriting.
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Draws are reimbursed quickly as work is completed, and a dedicated closer stays with your file from term sheet to payoff. You can get a term sheet the same day, and we typically fund within 48 hours of clear title, so most flips close in 5-7 days as soon as title and insurance come together.
Is there a College Station flip rate or margin I can underwrite to?
No metro figure exists, so use the statewide one and treat it as a floor on your diligence, not a forecast. ATTOM does not publish College Station-Bryan in its metro flip tables, so anyone quoting you a local flip rate is guessing. What is published is statewide: Texas flipped at 9.9% of all home sales in the first quarter of 2026, above the 8.0% national rate, on an average gross profit of $15,965 and a 5.6% gross ROI against 25.4% nationally. That gross number is before rehab, carry, financing and selling costs, so a thin statewide spread means the margin has to be built into your purchase price rather than hoped for on the exit. Underwrite the specific house on its own comps and run it through the fix and flip calculator before you go hard.
What permits and fees should I budget for a College Station rehab?
Plan on real dollars if the scope touches water or wastewater service. The city's own fee schedule puts the residential water impact fee at $2,325 and the wastewater impact fee at $3,300 for a standard 5/8 by 3/4 inch meter on 2026 permits, about $5,625 combined before any roadway fee. Once a permit issues, work must start within 180 days or it can expire. The city doesn't publish a committed plan-review clock; a third-party guide reports 5 to 10 business days, but treat that as an estimate, not a promise, and confirm the current timeline with the city before you set your rehab schedule.
What does the property tax stack look like on a flip with no homestead exemption?
About 1.91% of value in College Station, 1.99% in Bryan, all year the flip sits on your books. 2025 adopted rates per $100 of value: Brazos County $0.4197, City of College Station $0.511872, College Station ISD $0.9753 (roughly $1.907 combined), versus City of Bryan $0.6240 and Bryan ISD $0.9469 layered on the same county rate (roughly $1.991 combined). Investment property gets no homestead exemption, so the full appraised value carries tax from day one. Bryan's rate is slightly higher, but on a $277k Bryan house against a $350k College Station house the Bryan bill still runs about $1,150 a year lower. Talk to your CPA about how the carry hits your specific deal.
Do I need to worry about windstorm or coastal insurance rules here?
No. Brazos County sits roughly 100 miles inland and is not in the TWIA coastal pool, so there's no windstorm-association surcharge or coastal underwriting layer on a College Station or Bryan flip. The peril to underwrite for instead is hail and severe convective storms, the dominant risk across inland Texas. A county-level average premium isn't available from a primary source, so get an actual quote on the specific address before you close rather than budgeting off a metro-wide number.
What actually gates the timeline on a College Station flip?
The academic calendar, more than anything else. Median days on market ran 72 in July 2026, but it swings hard by season: 56 days in March 2026 as the fall-semester purchase cycle peaks, versus 84 days that January. A flip that misses the spring list window sits into a slower 70-to-80-day market. Our fix and flip loan runs a 6-month term, interest-only, so build your rehab and listing schedule to land inside the spring window rather than fighting the winter one.
If I end up renting the property out instead of flipping it, what local rules apply?
Register it with the city, and know the occupancy rule just changed. Every non-owner-occupied dwelling of one to six units in College Station must be registered with the city, rented or not: a one-time $90 fee per building, no annual renewal, but penalties escalate to $100 a day plus a court summons for staying unregistered past 76 days. Separately, Senate Bill 1567, effective September 1, 2025, stripped the city's old ban on more than four unrelated occupants sharing a home; occupancy can now only be capped by objective space standards. If your exit plan shifts from sale to a per-bedroom student rental, that room-count math is new as of late 2025, and registration is low-cost compared to what an unregistered rental can rack up on a refi.
On a $350,000 College Station purchase, how much comes out of my pocket?
About 10% of the purchase, plus closing costs and carry. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV. On a $350,000 College Station purchase that is up to $315,000 from us and $35,000 from you (350,000 x 90% = 315,000), with rehab drawn against the schedule instead of paid up front. The statewide gross spread is thin, so carry a real contingency on top of that. The term runs 6 months, interest-only. Subject to underwriting.
Hearne runs about $179,623 and Bryan about $277,011. Do those clear your loan minimum?
Yes, once purchase and rehab are added together. We start at $100,000 and go to $5M. That floor is worth checking here, because the value end of this metro has a genuinely low entry basis: 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. The loan covers purchase and rehab together, so a low purchase price with a real scope of work often clears the minimum even when the purchase alone would not. Send us the address and the budget before you go under contract. Subject to underwriting.
Can a first-time flipper hit College Station's spring listing window on a 6-month term?
Yes. First-time flippers are welcome. This is an asset-based loan, so the deal carries the file. We run credit, but there is no minimum score here, and weaker credit is usually answered with lower leverage rather than a decline. No W-2s or tax returns, and no hard credit pull to start. What we look hardest at on a first file is whether the scope and the schedule fit the 6-month term, which in this market means listing into the spring window (56 days on market in March 2026) rather than the winter one (84 days that January). 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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