Question 1

Do you lend in Corpus Christi and along the coast?

Accepted Answer

Yes, across the whole Corpus Christi metro. We are a Texas direct lender headquartered in Bee Cave, and we fund deals in Corpus Christi, Portland, Ingleside, Aransas Pass, Rockport, Port Aransas, Robstown, and Sinton, spanning Nueces, San Patricio, and Aransas counties. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See loan programs or talk to us.

Question 2

Why does windstorm insurance matter so much for a Corpus Christi deal?

Accepted Answer

Because in this metro, wind and hail is usually a separate policy, and it can decide whether a deal closes at all. Nueces, San Patricio, and Aransas counties are all first-tier coastal counties in the Texas Windstorm Insurance Association's catastrophe area. TWIA wrote 54% of the residential wind exposure in Nueces County in 2025, 57% in San Patricio, and 82% in Aransas, so more than half the wind coverage in this metro comes from the state pool, not a private carrier. To get a TWIA policy the property needs a certificate of compliance, a WPI-8, for any work done since January 1, 1988, including a re-roof, and it has to be maintained in insurable condition with no unrepaired damage. Corpus Christi's own residential permit process requires a TDI WPI-1 form at submittal. A rehab that re-roofs without that inspection trail can leave the next owner unable to buy wind coverage, which means unable to close. One more wrinkle worth budgeting for: you cannot finance a TWIA premium through a premium finance company, so plan on cash or TWIA's own installment plan. See the fix and flip program. Subject to underwriting.

Question 3

Is flood insurance the same thing as windstorm coverage here?

Accepted Answer

No, they are two separate problems with two separate rulebooks, and we treat them that way. Corpus Christi's current flood maps took effect October 13, 2022. In an AE flood zone, flood insurance and an elevation certificate are required, and the finished floor has to sit at or above base flood elevation plus 1 foot of freeboard, with fill allowed. In a VE zone, the rules are stricter: the lowest horizontal structural member has to sit at or above base flood elevation plus 1 foot, and fill is prohibited. Before you let a seller's flood policy lapse at closing, ask whether it's assignable: NFIP grandfathering can let a new owner keep an older, lower-cost rate tied to when the structure was built or to when a map change occurred. That's a real, checkable diligence item on any acquisition here, separate from whatever the windstorm side of the file looks like. Talk to your insurance agent about your specific parcel and zone.

Question 4

What will property taxes cost on a Corpus Christi investment property?

Accepted Answer

Budget roughly 2.2% of assessed value, with no homestead relief for an investor. Adding the 2025 rates for a City of Corpus Christi parcel gives you the stack: county 0.289789, hospital district 0.089495, city 0.599774, Corpus Christi ISD 0.9583, and Del Mar College about 0.276, which sums to about 2.21 per $100 of value. On a $226,792 Corpus Christi mid-tier home, June 2026, that works out to roughly $5,020 a year, about $418 a month, before any special district. Nueces County has at least one active drainage district, so check the parcel on the Nueces Central Appraisal District account rather than assuming that stack is the whole bill. Talk to your CPA or tax advisor about your own position.

Question 5

Can I run a short-term rental in Corpus Christi?

Accepted Answer

Yes, but a non-owner-occupied rental is capped by block, not just by permit. The city requires an STR permit at $250 a year, renewed every January. Owner-occupied rentals are allowed citywide with no density limit, except on Padre and Mustang Island. A non-owner-occupied rental is limited to 15% of the block face, awarded first come, first served, so on a block that's already at capacity the next application is denied. Short-term rentals of any type are not permitted in single-family zoning districts within the Padre/Mustang Island Area Development Plan, which covers the metro's highest-value beach submarket. The city's hotel occupancy tax runs 9% on stays under 30 days, on top of the state's 6%. Port Aransas is a separate city with its own STR ordinance and registration, so don't assume Corpus Christi's rules carry over there. See the DSCR program. Subject to underwriting.

Corpus Christi Hard Money and Investor Loans

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Rents climbing, values flat

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