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Program 09

CRE Permanent in Denton

Permanent commercial mortgage debt on stabilized Denton assets.

Long-term, permanent financing for stabilized commercial real estate. We place it in house through agency multifamily channels (Fannie Mae and Freddie Mac), insurance funds, and other wholesale sources. Denton County demand runs on two universities and the US-380 growth corridor. Business-purpose only, and every structure is set in underwriting.

CRE Permanent in Denton, TX from USA Mortgage
Agency
Fannie/Freddie
Long-term
fixed
Multifamily
& commercial
Wholesale
channels

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

For a stabilized asset ready for permanent debt, we shop your file across agency multifamily programs, insurance companies, and wholesale lenders, then place the structure that fits your hold. When a deal needs to stabilize first, we can bridge it and refinance into permanent debt later.

Who it's for
Stabilized multifamily 5+
Commercial and mixed-use
Agency permanent debt
Refi out of a bridge
Typical terms
PropertyStabilized commercial
ProgramsAgency, insurance, wholesale
TermLong-term permanent
RateMarket permanent rates
UseAcquisition or refinance
Best forLong-term holds
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

CRE Permanent in Denton, answered.

How does the property tax stack affect a stabilized asset's NOI inside the city of Denton?
Budget roughly $1.99 per $100 of appraised value before any special district. That is Denton County's $0.185938, the City of Denton's $0.595420, and Denton ISD's roughly $1.2069, added together for tax year 2025. Investment property gets no homestead exemption and no appraisal cap, so the full stack hits every year the asset is held, and it is a line an agency or insurance underwriter will run against your rent roll before permanent debt gets priced.

Sources: dentoncounty.gov, cityofdenton.com, ballardpropertytaxprotest.com

Does the county's tax stack change for assets on the US-380 corridor?
It can go higher. One commercial compilation puts Savannah's effective rate at about 2.22%, the county's highest, and Paloma Creek sits inside five separate Fresh Water Supply Districts that each tax on top of the base stack to fund water, sewer, drainage, and roads. If you are underwriting a stabilized asset in the 380 corridor's special-district belt, get the actual district rates from the appraisal district before permanent debt is priced, not a countywide average.

Sources: ownwell.com, 8a.palomacreek.org

What is the demand case for a stabilized multifamily asset near UNT or TWU?
Roughly 59,000 students enrolled across the two universities as of fall 2025, against about 6,400 on-campus beds at UNT. That is a structural off-campus housing base no other Denton County city has. It supports the underwriting case for a stabilized multifamily asset going to agency permanent debt, but it is a demand argument, not a rent-growth guarantee: see the next question.

Sources: institutionalresearch.unt.edu, twu.edu

Should I underwrite the same rent growth for a Denton property as one in Flower Mound?
No, and an agency lender will not let you. City of Denton rents fell 4.1% year over year to $1,480 as of June 2026, a student-and-multifamily market absorbing new supply against a slightly smaller UNT enrollment, while Flower Mound rents rose 3.2% to $2,404 over the same period. Bring trailing rent-roll data for the specific submarket, not a countywide rent trend, to a permanent-debt underwriter.

Sources: files.zillowstatic.com

If a new-build asset on the 380 corridor is not stabilized yet, what is the path to permanent debt?
Bridge it first, then refinance into permanent debt once it leases up. The 380 corridor, running through Aubrey, Little Elm, and Providence Village toward Celina, is absorbing some of the fastest population growth in the country, and rooftops there landed ahead of the commercial product that serves them. A CRE bridge carries the asset through lease-up, and permanent debt takes it out once occupancy and income are documented; talk to us early so the bridge is sized with the refinance in mind.

Sources: texastribune.org, dentonrc.com

More CRE Permanent questions, answered on the program page

Resources

Guides for CRE Permanent

Bridge · 4 min read
What Is a Bridge Loan in Real Estate?
Read the guide
SBA · 5 min read
SBA 7(a) vs 504: Which Is Right for Owner-Occupied Real Estate?
Read the guide
Bridge · 4 min read
Commercial Bridge vs Permanent Financing
Read the guide
Bridge · 5 min read
Bridge Loan Exit Strategies: How to Pay Off Short-Term Debt
Read the guide
Browse all guides
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CRE Permanent vs. other options

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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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