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Program 03
Ground-Up Construction in Forney
Ground-up construction loans built for Forney's Gateway growth corridor.
USA Mortgage funds ground-up construction in Forney and across Kaufman County, up to 70% LTV and 85% of cost, with loans up to $5 million in most states. Forney assesses water, wastewater and roadway impact fees at platting and collects them at building permit issuance, a gap your draw schedule needs to carry. Permit revenue here still sits well off its FY2023 peak, so absorption is the constraint to underwrite, not entitlement. This is business-purpose capital for investors and companies building non-owner-occupied product, not a loan for your own home.
70%
max LTV
85%
of cost
Most states
funding
$5M
max loan
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
We finance both the land and the vertical construction, with a draw schedule built around your timeline. Experienced builders can access higher leverage on cost.
Who it's for
Spec home builders
Developers and operators
Lot purchase or teardown
Build-to-rent strategies
Typical terms
Loan amountUp to $5M
LeverageUp to 70% LTV / 85% LTC
Term12 to 24 months
DrawsPer build schedule
RateFrom 10.00%*
UseSpec or build-to-rent
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Ground-Up Construction in Forney, answered.
How do Forney's impact fees affect my construction draw schedule?
They land at platting and again at the building permit, so budget for both events. Forney assesses water and wastewater impact fees under Local Government Code Chapter 395 (adopted by Ordinance 22-05) plus a separate roadway impact fee. The city's own process assesses these fees at platting and collects them at issuance of the building permit, alongside building and meter fees. The published ordinance does not include the fee schedule itself, so confirm the per-lot dollar amount with the city before you finalize your draw budget.
Does Forney publish a permit review timeline for new construction?
No published day count exists, so build float into your schedule rather than a promise. The city describes a seven-stage development process for new construction but does not publish a turnaround target or an expedited review option. Plan your construction timeline and interest reserve around your own general contractor's estimate, not a city-stated number.
Is Forney's building market growing or slowing right now?
Permit activity has come off its peak, which changes how you underwrite absorption. Forney's Permits and Inspections revenue fell from $5,702,179 in FY2023 to $3,094,936 in FY2025, a decline of 45.7%, with FY2026 budgeted at roughly the same level. The city's own budget message ties an expected pickup to "growth in the Gateway area with several large projects in the planning stage." Underwrite your exit on how fast finished lots actually sell in your specific submarket, not on the county's population growth alone.
Could my lot sit inside a utility or municipal district I need to underwrite around?
In this county, assume it might until the CAD account says otherwise. The 2025 Kaufman CAD tax rate table lists twenty-one water, utility and improvement districts across the county, with several rates at or near 1.00 per $100 of value. Windmill Farms alone is served by three separate fresh water supply districts at three different rates. Confirm the specific district and rate on the parcel's CAD account before you finalize carrying costs on a build-to-hold exit.
If I plan to rent the finished home instead of selling it, what does Forney require?
A separate Rental Registration Certificate of Occupancy for that unit, renewed every January. Forney requires every rental unit in the city to register annually and pass an inspection, at a fee of $300 per single-family dwelling unit, with late fees starting at $150 for the first 30 days past deadline. Build the registration and inspection step into your hold-to-rent exit plan, not just your construction budget.
Is there still lot demand to support new spec construction in Forney?
The population growth behind that demand is real and unusually durable. Kaufman County is the fastest-growing county in the United States among counties of 100,000 or more people, adding 11,225 residents in the year to July 2025 alone. That growth is the demand case for new supply, but the city's own FY2026 budget states that the tax base grew on new construction while existing values decreased, so price your finished product against new construction comparables, not resale comparables.
FAQ
Ground-Up Construction questions, answered.
How much of my construction project will you finance?
We fund new construction up to 70% of value and up to 85% of total cost (land plus build), in most states, on loans up to $5M. Experienced builders reach the higher end of leverage. We finance both the lot and the vertical construction within those caps.
Will you finance the land or lot purchase?
Yes. Lot acquisition is funded as part of your loan-to-cost. If you already own the lot, that equity can serve as your down payment, which often lets us fund most or all of the build cost.
How does the draw schedule work?
Construction funds are released in draws as milestones are completed and verified, not handed over at closing. You submit your budget and scope of work up front, complete a phase, request a draw, and we release that portion after inspection. You pay interest on funds as they are drawn.
What are the rates and terms on a ground-up loan?
Our construction pricing starts around 10%, interest-only, on terms of 12 to 24 months. Market ground-up rates generally run 9% to 12% with 1 to 3 points. Your pricing and leverage depend on your build experience and the strength of the project.
Do you lend to first-time builders?
We consider builders at all levels, though a track record helps your leverage and rate. A first-time builder should expect to bring a strong general contractor, a detailed budget, and typically a larger equity contribution. A well-documented project goes a long way.
What do you need to quote a construction loan?
The lot cost or current value, your construction budget and scope of work, the projected after-built value, and your build experience. With those we can size the loan against both cost and completed value and send you terms.
Resources
Guides for Ground-Up Construction
Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide Fix and Flip · 5 min read
What Is ARV (After-Repair Value) and How Do You Calculate It?
Read the guide Construction · 5 min read
How Ground-Up Construction Loans Work
Read the guide Getting Funded · 4 min read
LTV vs LTC: What's the Difference?
Read the guide More in Forney
Other programs in Forney
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75CRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
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.
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