Question 1

How does the property tax stack affect a stabilized asset's NOI inside the city of Denton?

Accepted Answer

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.

Question 2

Does the county's tax stack change for assets on the US-380 corridor?

Accepted Answer

It can go higher. Savannah's effective rate runs 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.

Question 3

What is the demand case for a stabilized multifamily asset near UNT or TWU?

Accepted Answer

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.

Question 4

Should I underwrite the same rent growth for a Denton property as one in Flower Mound?

Accepted Answer

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.

Question 5

If a new-build asset on the 380 corridor is not stabilized yet, what is the path to permanent debt?

Accepted Answer

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.

Question 6

What is permanent commercial financing?

Accepted Answer

Permanent (or perm) financing is long-term debt on a stabilized commercial property, the loan you move into once a building is leased up and performing. It replaces short-term bridge or construction debt with a longer fixed term and a lower rate.

Question 7

What channels do you place loans through?

Accepted Answer

We place permanent debt through agency multifamily programs (Fannie Mae and Freddie Mac), insurance companies, and other wholesale lenders. Because we shop multiple sources, we can match your asset to the program with the best long-term terms.

Question 8

What properties qualify?

Accepted Answer

Stabilized multifamily of five units and up, plus mixed-use and other commercial assets with a solid operating history. Agency multifamily in particular looks for occupancy and cash flow that support long-term debt.

Question 9

How is this different from your CRE bridge program?

Accepted Answer

The bridge program is short-term capital to acquire or reposition a property; permanent financing is the long-term exit once it is stabilized. Many investors use both in sequence, bridging to stabilize and then refinancing into permanent debt. We can line up both.

Question 10

What rates and terms can I expect?

Accepted Answer

Permanent commercial rates run well below bridge pricing and move with the agency and wholesale market, on long fixed terms. The exact rate depends on the asset, the program, and current conditions, and we will walk you through the options.

Question 11

How long does a permanent placement take?

Accepted Answer

Plan on several weeks, since agency and wholesale permanent loans require full underwriting, third-party reports, and lender approval. We manage the placement and keep one point of contact on your file from quote to close.

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