Fix and Flip in Denton

An alteration permit runs $0.25 per square foot plus a $50 plan review fee, per the city's own fee schedule. New residential construction and additions cost more, $0.89 per square foot plus a $141 plan review fee, so a straight rehab on an existing structure permits at a fraction of the cost of new construction. Applications go through the city's eTRAKiT portal and plans have to show compliance with the Denton Development Code. The city does not publish a formal review-timeline commitment, so budget conservatively: a commercial permit expediter reports typical initial review running 10 to 15 days and 5 days on resubmittal, though that figure comes from a third party, not the city. Build that slack into your 6-month term before you set a listing date.

Roughly $1.99 per $100 of assessed value inside city limits, and it applies from day one because you get no homestead exemption or appraisal cap on investment property. The stack is the county's $0.185938 per $100 (tax year 2025, the lowest county rate since 1986), the city's $0.595420 per $100 (adopted September 2025, a 7.4% increase), and Denton ISD at roughly $1.2069 per $100. On $400,000 of assessed value that is close to $8,000 a year if you held it that long, though a 6-month flip only carries roughly half of it. The county and city moved in opposite directions the same budget year, so pull the current combined rate for the specific parcel from the Denton Central Appraisal District rather than assuming last year's number holds. Talk to your CPA about how the carry affects your specific deal.

Yes, and it can push your effective tax rate well past the city-limits stack. Paloma Creek alone sits inside five separate Denton County Fresh Water Supply Districts, each with its own ad valorem taxing authority funding water, sewer, drainage and roads on top of the base county, city and school rates. Commercial compilations put Savannah's effective rate at 2.22%, the county's highest, with Celina and Aubrey near 2.04%, against a county median of 1.73%, though those specific percentages are lower-confidence commercial sources and worth verifying against the appraisal district before you underwrite off them. The structural point holds regardless: know whether the parcel sits inside an FWSD, MUD or PID before you price the carry, not after you close.

The permitting authority changes. Unincorporated Denton County, which is where much of the 380 corridor's new supply sits inside FWSD or PID land rather than a city, runs construction and operational permits through the county's own development services department rather than through a city building department. Confirm which authority has jurisdiction over the specific parcel before you scope the rehab or price the timeline, since a city-limits assumption about fees or process will not hold outside it.

Hail, not wind or flood, is the peril that drives your premium here. Denton County is inland, so coastal windstorm coverage through the Texas Windstorm Insurance Association is not a question you need to answer. North Texas hail is the dominant risk instead: statewide, average Texas homeowners premiums rose more than 55% from 2019 to 2024, and a 2% wind-and-hail deductible is now the regional standard rather than the exception. The June 2023 DFW hailstorms alone drew an estimated $7 billion to $10 billion in insured losses across the metro. No Denton County-specific premium table was available to cite here, so get a quote on the specific property early in your due diligence rather than assuming a statewide average applies to your parcel.

Monthly, at the courthouse, on a fixed date. Texas forecloses non-judicially under Property Code section 51.002: sales run the first Tuesday of the month between 10 a.m. and 4 p.m. at an area of the county courthouse the commissioners court designates, with notice posted and filed at least 21 days ahead. That statewide cadence is where a chunk of Denton County's distressed basis surfaces, and it matters here because the county's own price correction, the 380 corridor towns down 7% to 8% year over year, with mid-tier values running from $326,074 in Pilot Point to $616,639 in Flower Mound as of June 2026, against a state where flips ran a 5.6% gross ROI in the first quarter of 2026, before rehab, carry and financing, means the deal gets won on acquisition price, not on a rising market bailing out a rich purchase. We can issue a term sheet the same day and typically fund within 48 hours of clear title. Apply now ahead of the posting date, not the week of the sale.

About 10% of the purchase, plus closing costs. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. On a $350,000 Denton purchase that is up to $315,000 from us and $35,000 from you (350,000 x 90% = 315,000), with rehab drawn against the schedule instead of paid up front. Denton County values are still correcting on the 380 corridor, so the deal gets won on acquisition price, and the contingency you carry needs to be real. Subject to underwriting.

There is no minimum score on this program. We do run credit, but on an asset-based loan it carries far less weight than it would at a bank. The file is underwritten on the property, the rehab budget and the exit. Weaker credit is usually offset with lower leverage rather than a decline, so a thin report can mean you bring more than 10% to a Denton purchase, not that you get turned away. There is no hard credit pull to start the conversation. Subject to underwriting.

Yes. The floor is $100,000 and the ceiling is $5,000,000, which covers both ends of this county. Mid-tier values run from $326,074 in Pilot Point to $616,639 in Flower Mound as of June 2026, so a Pilot Point house and a Flower Mound house sit inside the same program even though the loan amounts are nowhere near each other. Send the purchase price and the rehab budget and we will tell you plainly whether the numbers clear the floor. Subject to underwriting.

Yes. First-time flippers are welcome on this program. We underwrite the property, the rehab budget and the exit, and a 6-month interest-only term is short enough that a first project needs a realistic schedule more than it needs a track record. The city publishes no formal review-timeline commitment on permits, so build that slack into the term before you set a listing date. Experience shows up in how we size the deal, not in whether we look at it. Subject to underwriting.