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Denton Hard Money and Investor Loans

UNT and TWU put a private-market rental demand base in Denton.

Denton County splits into two markets moving opposite ways. USA Mortgage funds investors across both. The city of Denton registers and caps short-term rentals. Business-purpose loans only, and every structure is set in underwriting.

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You get a same-day term sheet from the people who decide.

A tax stack investment property can't discount

Inside the city of Denton, county, city, and Denton ISD rates stack to roughly $1.99 per $100, with no homestead exemption and no 10% appraisal cap on investment property. On the US-380 corridor, Fresh Water Supply and municipal utility districts can push the effective rate above 2%. Underwrite the full stack, not the neighbor's tax bill.

One county, two markets moving in opposite directions

The 380 corridor, Aubrey, Little Elm, and Pilot Point, is where the new-build supply landed, and values there fell 7% to 8% year over year as of June 2026 while rents in Denton city itself dropped 4.1%. Flower Mound and the established south county are nearly flat. Know which submarket your deal is in before you set your exit assumption.

A student-housing demand base no neighboring metro can claim

UNT and TWU enroll roughly 59,000 students combined against about 6,400 on-campus UNT beds, leaving the bulk of that population to source housing from the private market in Denton, Corinth, and Krum. That structural demand sits on top of Peterbilt's 2,000-employee Denton headquarters and the county's broader manufacturing base.

Loan programs in Denton

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in DentonRental / DSCR in DentonGround-Up Construction in DentonCRE Bridge in DentonTransactional Funding in DentonBank Statement / No-Doc in DentonConventional Investment in DentonPortfolio Loans in DentonCRE Permanent in DentonSBA Financing in Denton

Denton lending questions

Which Denton County cities do you lend in, from Krum to Flower Mound?
Eight of them, across the Denton County side of the metroplex. We are a Texas-based direct lender headquartered in Bee Cave, and we fund deals in the city of Denton, Lewisville, Flower Mound, Corinth, Little Elm, Aubrey, Sanger, and Krum. 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.

Sources: files.zillowstatic.com

What does the property tax stack actually look like for an investor inside the city of Denton?
Roughly $1.99 per $100 of value, and none of the 2025 homestead relief reaches it. Stacking the county rate of $0.185938, the City of Denton rate of $0.595420, and Denton ISD's roughly $1.2069 (all tax year 2025) gets you to about $1.99 per $100. Investment property gets no homestead exemption and no 10% homestead appraisal cap, so it is taxed on full assessed value, unlike the owner-occupied house next door. On the US-380 corridor the stack runs heavier still: Ownwell puts Savannah's effective rate at 2.22%, the county's highest, and Paloma Creek sits inside five separate Fresh Water Supply Districts, each with its own taxing authority on top of the base stack. Confirm any specific parcel's rate with Denton Central Appraisal District before you close, and talk to your CPA about your own position.

Sources: dentoncounty.gov, ownwell.com

The US-380 corridor is supposed to be booming. Why are home values there falling?
Because the growth and the price correction are the same story, not two different ones. Census data shows Denton County's 380 corridor, anchored by Celina just over the county line, growing faster than almost anywhere else in the country. But as of June 2026, that is also where Zillow's home value index fell hardest year over year: Aubrey down 7.6%, Little Elm down 6.8%, Pilot Point down 7.4%, all correcting off a wave of new-build supply that landed to meet the rooftops. The established southern county, Flower Mound and Highland Village, sits nearly flat by comparison, down 1.5% to 1.6%. Rent tells the same split story: Denton city rent fell 4.1% year over year to $1,480 as of June 2026, while Flower Mound rent rose 3.2% to $2,404. A deal on the 380 corridor and a deal in Flower Mound should not underwrite to the same rent-growth or appreciation assumption.

Sources: texastribune.org

Can I underwrite a short-term rental exit in the city of Denton?
Only after you check the zoning and the cap, because Denton runs one of the tighter STR regimes in DFW. The city requires annual registration at $100 before you can advertise or rent, and in residential zoning districts it caps the citywide count at 1,000 registrations, limits parcels to 2 certificates each, and requires 100 feet of separation between short-term rentals. No STRs are allowed at all in light industrial, heavy industrial, or public facilities zoning. On top of the registration, a 7% city hotel occupancy tax applies on every stay, stacked on the 6% state hotel tax. The stricter zoning rules took effect January 1, 2025. We have not found a source confirming whether an STR certificate transfers to a buyer at sale, so treat it as non-transferable until the city confirms otherwise, and confirm any parcel's zoning and remaining cap room before you count on nightly income. See the DSCR program.

Sources: cityofdenton.com

Why does a first-Tuesday auction cadence favor a direct lender in Denton County?
Because two university enrollments and a monthly courthouse cadence both move faster than a committee can. UNT and TWU together enroll roughly 59,000 students against about 6,400 on-campus UNT beds, a private-market rental demand base that exists in no other Denton County city. Texas foreclosures under Property Code section 51.002 are non-judicial, run on the first Tuesday of the month at the county courthouse on 21 days' notice, and recycle distressed inventory monthly rather than sitting in a judicial backlog. Both facts reward a lender who can commit capital on your timeline rather than a bank's. We fund with our own capital and give a same-day term sheet. Apply now. Subject to underwriting.

Sources: institutionalresearch.unt.edu, codes.findlaw.com

What credit score do I need to borrow on a Denton investment property?
It depends on the program, and on the asset-based loans there is no minimum at all. Fix and flip, bridge and construction files carry no minimum score: we run credit, but it weighs far less than it would at a bank, and weaker credit is usually offset with lower leverage rather than a decline. DSCR and bank statement loans start at 640, conventional investment at 580, and transactional funding runs no credit check at all. None of it starts with a hard pull. Subject to underwriting.
Does the roughly $1.99 per $100 Denton tax stack count toward my down payment?
No. That stack is carry, not equity, and the down payment runs anywhere from nothing to roughly 30% depending on which program fits. Fix and flip funds up to 90% of the purchase plus up to 100% of rehab, so on a $350,000 Denton purchase that is $315,000 from us and $35,000 from you (350,000 x 90% = 315,000). DSCR and conventional go to 80% LTV, commercial bridge to 75% LTV, construction to 85% of cost, and transactional funding covers 100% of the A-to-B purchase. The roughly $1.99 per $100 tax stack inside the city of Denton is a carry cost on top of all of that, not part of the down payment. Subject to underwriting.

Sources: dentoncounty.gov

Does a $100,000 floor clear a house in Krum, the county's lowest-priced market?
Yes, with room to spare. $100,000 is the floor on most of the residential investor programs, and Krum's mid-tier ran $335,829 in June 2026. That is the floor for fix and flip, DSCR and bank statement loans, and it clears most single doors in this county. The floors run higher elsewhere: $350,000 on SBA and $500,000 on a portfolio blanket across five or more properties. Tell us the address and the number and we will say plainly whether it clears. Subject to underwriting.

Sources: files.zillowstatic.com

Serving Denton and nearby
DentonLewisvilleFlower MoundCorinthLittle ElmAubreySangerKrum
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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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