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Dallas Hard Money and Investor Loans
In Dallas the school district, not the city name, sets carry.
Dallas short-term rental rules are still unsettled in court. The metro's growth sits in the outer ring, not downtown. USA Mortgage funds investors across the Dallas metro. Business-purpose loans only, and every structure is set in underwriting.
No outside credit committee, so you have a term sheet the same day.
Texas lender, DFW speed
We are in-state, so we know the title companies and the pace a Dallas deal demands.
Direct, not a broker
Your file is underwritten and funded by us. No middle layer, no surprise repricing.
Acquisition to exit
Flip, rental, new construction, or bridge, all funded under one roof.
Loan programs in Dallas
Acquisition through exit, all funded or arranged by one lender.
Dallas lending questions
Do you lend in Irving, Garland, Mesquite and on the Collin County side?
Yes, across the Dallas side of the metroplex. We are a Texas-based direct lender headquartered in Bee Cave, and we fund deals in Dallas, Irving, Garland, Mesquite, Richardson, and Lancaster, and across the Collin County side through our Frisco page. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Texas or talk to us.
Can you fund before the first Tuesday when Dallas County posts a foreclosure sale?
Same-day term sheet, and funding in as few as 5 to 7 days once title and insurance come together. The Texas foreclosure calendar is why that speed matters here. Under Property Code section 51.002, sales are non-judicial and run on the first Tuesday of the month between 10 a.m. and 4 p.m. at an area of the county courthouse designated by the commissioners court, moving to the first Wednesday when the first Tuesday falls on January 1 or July 4. Notice goes out at least 21 days ahead, posted at the courthouse, filed with the county clerk, and mailed to the debtor, and where the debt is secured by the debtor's residence the servicer must first give at least 20 days to cure. So Dallas, Collin, Denton, and Tarrant distressed inventory arrives in one monthly batch on a date nobody can move, and the practical minimum from posting to sale is about three weeks. Line up financing before the posting date rather than the week of the sale. Apply now. Subject to underwriting.
Sources: texas.public.law
How much more does a Dallas ISD address cost in tax than a Frisco ISD one?
About 56 basis points of assessed value a year, roughly $2,800 on a $500,000 property. On tax year 2025 rates, a property in the City of Dallas inside Dallas ISD carried a combined 2.235030 per $100 of assessed value, while Frisco inside Frisco ISD in Collin County carried 1.675480. On a $500,000 property that is about $2,800 a year in carry. The rate follows the city, school district, and county combination, not the city name: a Dallas address can sit in at least seven different ISDs, with totals from 2.104563 in Highland Park ISD to 2.362101 in Lancaster ISD, and it can fall in Collin or Denton County at a materially lower county component. MUDs, PIDs, and other special districts stack on top of those totals, and several in Collin and Denton counties run a full 1.000000 per $100 on their own. Investment property gets no homestead exemption and no 10% homestead appraisal cap either. Pull the actual rate for the parcel before you underwrite the hold, and talk to your CPA about your own position.
Sources: oldrepublictitle.com
Is the Dallas single-family short-term rental ban enforceable while it sits at the Texas Supreme Court?
Not today, and not as your only exit, because the law is unresolved. Dallas passed two short-term rental ordinances in June 2023, one of them banning short-term rentals in single-family zoning districts. Operators sued, a Dallas County judge enjoined enforcement in December 2023, and the court of appeals sided with the operators three times, in February, July, and August 2025. The city petitioned the Texas Supreme Court on October 16, 2025 to lift the block so it could enforce the ban ahead of the 2026 FIFA World Cup, and as of the latest reporting we have seen, the Texas Supreme Court has not issued a final ruling. So the ban is unenforceable today and could become enforceable on a court decision nobody can schedule. Arlington is the useful contrast: its 2019 zoning restrictions on short-term rentals survived a 2021 trial ruling, and the Texas Supreme Court denied review in January 2022, so those limits stand. Underwrite a Dallas hold to a long-term lease it can actually carry, and check the current status of the case and the current city rules with your attorney before you close. See the DSCR program.
Sources: keranews.org, rentresponsibly.org, cbsnews.com
Why can no Dallas-area county charge a transfer tax when you sell?
Because the Texas Constitution forbids one, and no county may opt out. Article 8, Section 29 bars any law that imposes a transfer tax on a transaction conveying fee simple title to real property, effective January 1, 2016. Dallas, Collin, Denton, and Rockwall counties do not differ on this, because none of them may. It matters most on a double close: in a state that taxes transfers, closing twice on the same property means paying that tax twice, which is often what kills the structure. In Texas a double close costs nothing but a second set of county recording fees. See how we lend across Texas. Subject to underwriting.
Sources: codes.findlaw.com
Which Dallas loan programs have a minimum credit score, and which do not?
The asset-based ones have no minimum; the documented ones do. On fix and flip, bridge and construction loans there is no minimum score, because the property and the equity carry the file. We still run credit, it just carries far less weight than it would at a bank, and weaker credit is normally handled with lower leverage rather than a decline. DSCR and bank statement files start at 640, conventional investment starts at 580, and transactional funding has no credit check at all. There is no hard credit pull to start a Dallas scenario. Subject to underwriting.
Is there a floor on loan size for a small Garland or Mesquite deal?
It depends on the program. Fix and flip starts at $100,000 and runs to $5M. DSCR and bank statement loans start at $100,000 and run to $3M. SBA starts at $350,000. Portfolio loans start at $500,000 across five or more doors. Below those floors the fixed costs of a file take too much of the deal for either side. Subject to underwriting.
Does the Dallas-area tax escrow change how much cash I need at closing?
Yes, it sits on top of a down payment of 10% to 30% of the price, depending on the program. Fix and flip is the thinnest at up to 90% of purchase plus up to 100% of the rehab: on a $350,000 Dallas purchase that is up to $315,000 from us and $35,000 from you (350,000 x 90% = 315,000). DSCR and conventional go to up to 80% LTV, so $400,000 means up to $320,000 from us and $80,000 from you (400,000 x 80% = 320,000). Commercial bridge goes to up to 75% LTV. Budget the Dallas-area tax escrow and closing costs on top, because the down payment is not the whole cash requirement. Subject to underwriting.
Sources: oldrepublictitle.com
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About the local figures on this page
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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