Question 1

Do you lend to investors in Denton County?

Accepted Answer

Yes, 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 loan programs or talk to us.

Question 2

What does the property tax stack actually look like for an investor inside the city of Denton?

Accepted Answer

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.

Question 3

The US-380 corridor is supposed to be booming. Why are home values there falling?

Accepted Answer

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.

Question 4

Can I underwrite a short-term rental exit in the city of Denton?

Accepted Answer

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.

Question 5

Why does a direct lender fit the Denton County market specifically?

Accepted Answer

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.

Denton Hard Money and Investor Loans

A tax stack investment property can't discount

One county, two markets moving in opposite directions

A student-housing demand base no neighboring metro can claim

Loan programs in Denton

Denton lending questions

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