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Forney Hard Money and Investor Loans

Forney's low city tax rate hides a utility district on the same lot.

USA Mortgage funds investors across Forney and Kaufman County. Forney requires an annual rental registration certificate for every unit. Rents rose in Forney while home values fell. Every loan is business-purpose only, subject to underwriting.

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You hear the decision from the people who underwrote your deal.

Second Mortgage

A second mortgage on a Forney rental you already own.

A second lien on your Kaufman County rental, behind the first you keep. $50K to $1M, up to 80% CLTV. Business purpose only, subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

The tax stack has a trap layer

Forney's city rate is the lowest in Kaufman County, but Forney ISD is the county's highest, and one of twenty-one utility and water districts can add up to another full point per $100. Confirm the parcel's district before you underwrite the carry.

Every rental door carries its own certificate

Forney requires a Rental Registration Certificate of Occupancy for every unit, renewed each January, and a change of ownership restarts the clock within 30 days. Build the fee and the annual inspection into your hold.

This is a purchase market, not a refinance market

Kaufman County logged 6,125 mortgage originations in 2024, and 85.5% of the prior year's originations were purchase money rather than refinance, in a county that grew faster in the year to July 2025 than any other with more than 100,000 residents. The opportunity is sourcing and underwriting the deal, not chasing appreciation.

Loan programs in Forney

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

Second Mortgage in ForneyFix and Flip in ForneyRental / DSCR in ForneyGround-Up Construction in ForneyCRE Bridge in ForneyTransactional Funding in ForneyBank Statement / No-Doc in ForneyConventional Investment in ForneyPortfolio Loans in ForneyCRE Permanent in ForneySBA Financing in Forney

Forney lending questions

Do you lend in Forney and Kaufman County?
Yes, across Kaufman County. We are a Texas-based direct lender headquartered in Bee Cave, and we fund deals in Forney, Terrell, Kaufman, Crandall, Talty, Kemp, Mabank, and Combine. 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.
How much do property taxes vary within Forney and Kaufman County?
Enough to erase a deal's cushion. The Kaufman County layer alone is 0.415113 per $100 of assessed value: county maintenance and operations plus interest and sinking of 0.334478, plus a separate Road and Bridge levy of 0.080635 that some published totals leave out. On top of that, Forney carries the county's highest school district rate at 1.286900, and twenty-one municipal utility, water, and improvement districts layer another 0.12 to 1.00 per $100 depending on the parcel. A Forney house inside a 1.00 district carries about 3.24 per $100 of assessed value versus about 2.24 for the same city outside one, close to $3,100 a year of difference on a $310,000 property (310,000 x 0.01 = 3,100). Investment property gets no homestead exemption and no 10% appraisal cap. Pull the parcel's actual district before you underwrite the hold, and confirm your position with your CPA.

Sources: kaufman-cad.org

Does Forney require rental property registration?
Yes, every rental unit needs its own annual certificate. Forney's Code of Ordinances Article 3.09 has required a Rental Registration Certificate of Occupancy for every rental unit since 2021, renewed each January. The fee is $300 per single-family unit per year, plus an annual inspection, and a change of ownership restarts the clock: a new owner has 30 days to file a new registration and pay the fee. A tenant may not occupy a unit without a valid certificate. Budget the fee and the inspection into your hold, and file the registration as a closing-checklist item, not an afterthought.

Sources: forneytx.gov

What do current market conditions look like for Forney investors?
A yield market, not an appreciation market. As of mid-2026, Forney's home value sits at $309,592, down 5.2% year over year, while rent rose to $1,968, up 1.2%. The city's own FY2026 budget states the tax base grew mostly from new construction, and that existing home values decreased. Kaufman County is still the fastest-growing county in the country among counties of 100,000 or more people, at 5.67% growth in the year to mid-2025, so demand for rental housing is not the question; competing against a builder on resale is. Underwrite a Forney exit against current comparable sales, not last year's trend.
Why does a direct lender fit the Kaufman County market?
Because carry here depends on decisions we can verify, not a rate quote. Kaufman County had 6,125 mortgage originations in 2024, up 22.2% from 2023, and of the 2023 originations 4,286 of 5,014 were purchase money rather than refinance. With twenty-one utility and water districts carrying different rates and a rental ordinance that restarts at every change of ownership, a file needs someone who reads the parcel and the ordinance, not just the appraisal. We underwrite with our own capital, so the person who reviews your deal is the person who decides on it. Apply now. Subject to underwriting.
Serving Forney and nearby
ForneyTerrellKaufmanCrandallTaltyKempMabankCombine
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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 2026-09-04.

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