Question 1

Do you lend in the Dallas metro?

Accepted Answer

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, Plano, Frisco, McKinney, Irving, Garland, Mesquite, and Arlington. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See loan programs or talk to us.

Question 2

How fast can you close on a Dallas deal?

Accepted Answer

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.

Question 3

How much do property taxes vary across the Dallas metro?

Accepted Answer

By roughly 56 basis points of assessed value, which is bigger than most rate quotes. 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.

Question 4

Can I underwrite a short-term rental exit in Dallas?

Accepted Answer

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.

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