Question 1

Why does my Corpus Christi DSCR number need a separate wind insurance line?

Accepted Answer

Because on this coast, standard homeowners coverage usually does not include wind and hail, and the substitute is a state pool policy with its own premium. All three counties in the Corpus Christi MSA, Nueces, San Patricio and Aransas, sit in the Texas Windstorm Insurance Association's designated catastrophe area, and TWIA wrote 54% of Nueces County's residential wind exposure in 2025, up from 46% in 2023. Nueces County alone carries $21.96 billion of TWIA's direct insurance in force, about 18% of the pool's statewide total as of March 31, 2026. The average TWIA residential premium ran about $2,541 as of mid-2026. Build that as its own line item in your DSCR expense stack, separate from a standard HO policy, before you run the numbers on our DSCR calculator.

Question 2

Does a rehabbed or re-roofed Corpus Christi rental need a windstorm certificate before I can insure it?

Accepted Answer

Yes, for any work done since January 1, 1988, including a re-roof, and it is a closing risk, not paperwork. TWIA requires a certificate of compliance (WPI-8, WPI-8-E, or WPI-8-C) for new construction, alterations, additions and repairs since that date, and the City of Corpus Christi's own residential permit checklist requires a completed TDI WPI-1 form filed with the building permit, before the work starts. A property re-roofed without that inspection trail can leave the next owner unable to obtain wind coverage, which means unable to close a purchase-money loan on it. A residential structure built between 1988 and mid-2009 without certification can still get TWIA coverage, but at a 15% premium surcharge. Confirm the certificate trail exists before you underwrite the exit on a fix and flip or a refinance into a DSCR loan.

Question 3

What does Nueces County property tax actually cost a non-homestead investor?

Accepted Answer

Roughly 2.2% of assessed value a year on a Corpus Christi parcel, with no homestead relief because you are not living in it. Stacking the adopted 2025 rates per $100 of value, Nueces County 0.289789, the county hospital district 0.089495, the City of Corpus Christi 0.599774, Corpus Christi ISD 0.9583, and Del Mar College about 0.276, works out to about 2.21 per $100. On Corpus Christi's June 2026 mid-tier home value of $226,792, that is roughly $5,020 a year, or about $418 a month, before any special district such as a drainage district. San Patricio and Aransas County rates were not available to confirm a total stack for Portland, Ingleside, Rockport or the other submarkets outside Nueces, so check the parcel's own tax office for those. Talk to your CPA about how this lands on your own return.

Question 4

Can I underwrite short-term rental income on a Corpus Christi property?

Accepted Answer

Only if you can secure a permit, and on most non-owner-occupied properties that is not guaranteed. Corpus Christi requires an annual STR permit, and non-owner-occupied (Type 2) rentals are capped at 15% of the block face, awarded first come, first served, with the exception of Padre and Mustang Island. On the island itself, STRs are not permitted in single-family zoning districts within the Padre/Mustang Island Area Development Plan, which is the opposite of the "buy on the beach and Airbnb it" assumption. The permit runs $250 a year, renewed every January, and the city's hotel occupancy tax adds 9% on top of the state's 6%. Before you model nightly income on a specific block, confirm through the city that the 15% cap has not already been filled; do not assume it clears just because the property qualifies for our Rental / DSCR program.

Question 5

Which Corpus Christi-area submarket pencils best for a buy-and-hold DSCR deal?

Accepted Answer

On raw gross yield, the inland Nueces and San Patricio submarkets beat the beach, and the beach is losing value while they gain it. As of June 2026, Corpus Christi proper rents for $1,415 against a $226,792 mid-tier value, about a 7.5% gross yield; Portland runs about 7.2% on $1,635 rent against $271,937 in value, up 10.1% year over year on rent alone; Ingleside runs about 6.8% on $1,247 against $219,651. Compare that to the two beach markets: Port Aransas ($564,485 mid-tier) fell 4.0% year over year and Rockport ($308,877) fell 4.9%, the opposite direction of a typical beach-market pitch. None of these are cap rates since no expense data is netted out, and the insurance line above is exactly the expense that breaks a naive comparison against inland Texas. Run your own numbers before you lock a submarket.

Question 6

What is a DSCR loan, and how do I qualify without tax returns?

Accepted Answer

A DSCR (debt service coverage ratio) loan qualifies on the property's rental income instead of your personal income, so there are no W-2s or tax returns required. We compare the rent, from a signed lease or the appraiser's market-rent estimate, against the monthly payment. A DSCR of 1.00 means the rent covers the payment, and we lend with a DSCR as low as 0.75.

Question 7

What rate and terms can I get on a rental loan?

Accepted Answer

Our rental program starts around 5.50% interest-only, with 30-year fixed and 5/7/10-year ARM options, for a single property or a whole portfolio. The lowest pricing goes to strong credit, lower leverage, and a DSCR above 1.20; your quote depends on the file and is subject to underwriting.

Question 8

How much can I borrow, and what is the maximum LTV?

Accepted Answer

We finance up to 80% loan-to-value on a purchase, with rate-and-term and cash-out refinances available, on loan amounts from $100K to $3M. Cash-out leverage is typically a little lower than purchase. The property's cash flow and your credit set your final leverage.

Question 9

What credit score do I need for a DSCR loan?

Accepted Answer

We start at 640, and the best pricing goes to strong credit. Because the loan qualifies on the asset, your score affects your rate and leverage more than whether you are approved.

Question 10

Can I get a DSCR loan on a short-term rental (Airbnb)?

Accepted Answer

Yes, short-term rentals are considered. We can underwrite using market or projected rents, and the property still needs to meet our DSCR. Tell us how the property is operated so we can structure it correctly.

Question 11

Is there a prepayment penalty?

Accepted Answer

Long-term rental loans usually carry a prepayment penalty, commonly a step-down such as 5/4/3/2/1. We offer flexible prepay structures, including buying down to a shorter penalty for a slightly higher rate, and we will lay out the options on your term sheet.

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