Fix and Flip in Corpus Christi

If the rehab touches the roof or any opening, yes, and it can decide whether your buyer can close. All three Corpus Christi MSA counties (Nueces, San Patricio, Aransas) sit in TWIA's designated catastrophe area, and TWIA wrote 54% of Nueces County's residential wind exposure in 2025. TWIA eligibility requires a certificate of compliance, WPI-8, WPI-8-E or WPI-8-C, for any work done since January 1, 1988, including re-roofs, roof repairs, new windows and doors, re-siding and decks. The City of Corpus Christi's own residential permit checklist requires a completed TDI WPI-1 form with engineer-sealed drawings at submittal, before the work starts. A buyer's lender generally requires wind coverage to close, and a property without an insurable certification trail cannot get it, so a re-roof done off the books can strand your exit at the finish line, not the start. Run the timeline into your fix and flip schedule, not around it.

No, they are two separate policies with two separate rulebooks, and a flip in a coastal flood zone has to clear both. Wind runs through TWIA; flood runs through FEMA's current flood maps, effective since October 13, 2022. In an AE zone the finished floor must sit at or above base flood elevation plus 1 foot of freeboard, and fill is allowed. In a VE zone the bottom of the lowest horizontal member must sit at BFE plus 1 foot, fill is prohibited, and breakaway walls below BFE must be engineered. TWIA also requires proof of NFIP flood coverage, where it is obtainable, on structures constructed, altered, remodeled or enlarged on or after September 1, 2009 that sit in a V, VE or V1-30 zone. Pull the parcel's flood zone before you scope the rehab, not after.

Plan on roughly 2.2% of value, and verify the exact number on the Nueces CAD account before you close. A City of Corpus Christi parcel's 2025 investor stack runs about 2.213358 per $100 of assessed 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. On the June 2026 Corpus Christi mid-tier value of $226,792, that is roughly $5,020 a year. Investment property gets no homestead exemption and no homestead 10% appraisal cap, so the full stack hits from day one, and it does not include any drainage-district or other special-district rate, which the Nueces Central Appraisal District does not publish and you should check per parcel. Talk to your CPA about how the carry affects your specific hold period.

It depends on the scope, and the per-square-foot lines only bite when you are permitting the whole house. The city's FY2026 fee schedule charges $0.146 per square foot for plan review and $0.461 per square foot for the building permit (minimum $146.41) on new construction, additions and remodels, plus $0.075 per square foot each for electrical, mechanical and plumbing where those trades are pulled, all with a 4.5% surcharge on the starred fees. A general repair permit is a flat $146.41, and a roofing and siding permit runs $33.10 plus $100 for a requested inspection. For scale at the top end, a full 2,000 square foot new house permits for roughly $1,740; a cosmetic rehab that pulls a repair permit and a roof permit is an order of magnitude less. Corpus Christi also offers expedited plan review, at 150% of the standard plan review rate, a real schedule lever most inland Texas cities do not offer. Fees are indexed to the Engineering News-Record construction index and increase automatically every October 1, so confirm the current schedule before you budget a rehab that spans a fiscal year.

Only if the spread is made at purchase, not at resale. Median days on market held at 90 in July 2026, active listings hit 3,796 (up 30.7% in two years), and about 26% of active listings carried a price cut that month. The metro's mid-tier home value was $225,317 in June 2026, essentially flat year over year. Do not underwrite off the metro's median list price of $349,450: that figure is pulled up by waterfront listings in Port Aransas and Rockport, while the actual housing stock, including Corpus Christi proper at $226,792 and Robstown at $114,772, sits far below it. Price your ARV off comparable sales in the submarket you're buying in, not the metro headline, and run the numbers on the fix and flip calculator before you sign.

Yes, but the exit has a cap you should check before you count on it. Corpus Christi permits short-term rentals, and a non-owner-occupied unit, which is what a flip becomes, is Type 2: limited to 15% of the block face, awarded first come, first served. Once a block hits that cap, the next application is denied. STRs are also not permitted in single-family zoning districts within the Padre/Mustang Island Area Development Plan, the city's highest-value beach submarket. The permit itself runs $250 a year, renewed every January, and the city's hotel occupancy tax on stays under 30 days is 9%. Check the block's existing permit count before you underwrite an STR exit as your plan A.

About $22,000, 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 6-month interest-only term. On a $220,000 Corpus Christi purchase that is up to $198,000 from us and $22,000 from you (220,000 x 90% = 198,000), with rehab drawn against the schedule instead of paid up front. Budget the permit line and the windstorm inspection trail on top of that, because a re-roof here has to clear certification before your buyer can bind wind coverage. Subject to underwriting.

No. There is no minimum score on this program. We do run credit, but on an asset-based loan it carries far less weight than it would at a bank. The file is underwritten on the property, the rehab budget and the exit. Weaker credit usually means lower leverage rather than a decline, so you would bring more than the 10% a full-leverage borrower brings. There is no hard credit pull to start the conversation. Subject to underwriting.

Yes. First-time flippers are welcome on this program. Experience shows up in how much leverage you get and in how closely we read the budget, not in whether we take the call. On a first deal we would rather see a conservative scope than a thin one, and this market backs that up: median days on market held at 90 in July 2026 and about 26% of active listings carried a price cut that month, so the spread has to be made at purchase. Subject to underwriting.

On its own it is close: the floor is $100,000 and the program runs up to $5M. That floor is worth knowing here because the low-basis inland stock sits close to it. We size purchase and rehab together, so a low-basis house with a real scope of work usually clears the minimum even when the purchase price alone would not. Subject to underwriting.