Question 1

Do you lend in Tarrant, Parker, and Johnson counties?

Accepted Answer

Yes, across Tarrant County and the western edge of the metroplex. We are a Texas-based direct lender headquartered in Bee Cave, and we fund deals in Fort Worth, Arlington, Keller, Mansfield, Grapevine, Southlake, Burleson, and Weatherford. That footprint spans three counties, Tarrant, Parker, and Johnson, and each one has its own appraisal district, tax rates, and municipal permitting, so tell us the address early. 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.

Question 2

Can you fund before a first-Tuesday foreclosure sale in Tarrant County?

Accepted Answer

Same-day term sheet, and funding in as few as 5 to 7 days, which is what that fixed calendar demands. Speed matters here because the Texas foreclosure calendar does not move. Under Property Code section 51.002, sales are non-judicial and run on the first Tuesday of the month between 10 a.m. and 4 p.m. at the county courthouse, shifting to the first Wednesday when the first Tuesday falls on January 1 or July 4. Notice of sale goes out at least 21 days ahead, by certified mail to each debtor obligated on the debt and by filing with the clerk in every county where the property sits, and where the collateral is the debtor's residence, section 51.002(d) requires a prior notice giving at least 20 days to cure. Practically, that is roughly 41 days from cure notice to gavel, and Tarrant, Parker, and Johnson County inventory all arrives in one monthly batch on a date nobody can reschedule. Line up financing before the posting date, not the week of the sale. Apply now. Subject to underwriting.

Question 3

Why is my Tarrant County tax bill higher than the owner-occupied house next door?

Accepted Answer

Because the exemptions that hold that neighbor's bill down are owner-occupant benefits. Investment property in Tarrant County gets no homestead exemption and no 10% homestead appraisal cap, so it is taxed on full assessed value. Texas Proposition 13, which passed on November 4, 2025, raised the school-district homestead exemption from $100,000 to $140,000, but that relief goes to owner-occupants only. A pro forma built off a neighbor's tax bill will understate your carry, often by a lot. Aggregator estimates of the Tarrant effective rate disagree, so the honest planning number is roughly 2% to 2.5% of value a year, confirmed at the parcel level with the Tarrant Appraisal District. Insurance is the other understated line. Texas recorded 878 major hailstorms in 2024, nearly double the next closest state, and the statewide average annual homeowners premium reached $3,506 in 2025. Roof age drives both insurability and price in this metro, so get a bindable quote before you close rather than after, and a flip that leaves an old hail-damaged roof in place can fail the buyer's insurance step at the exit. Talk to your CPA about your own tax position.

Question 4

Fort Worth just entered the top 10 largest US cities. Does that change how I comp a deal?

Accepted Answer

Fast by headcount, not by percentage, and the difference changes how you comp a deal. On the Census Bureau's Vintage 2025 estimates, released May 14, 2026, Fort Worth added 19,512 residents in the year to July 1, 2025, the second-largest numeric gain of any US city behind Charlotte, North Carolina, at 20,731. The city crossed one million residents at 1,028,117 and entered the top 10 largest US cities. The percentage-growth headlines belong elsewhere: the fastest-growing US cities by rate in that period were Celina at 24.6%, Fulshear at 21%, and Princeton, Melissa, and Anna above 10%, most of them on the Dallas and Collin side. So Fort Worth is a volume growth story, not a rate growth story. That inflow supports absorption, but it does not underwrite appreciation, and as of mid-2026 the resale market is balanced to slightly soft with longer marketing times than 2021 or 2022. Underwrite to a realistic ARV and a realistic hold.

Question 5

Fort Worth bans short-term rentals in residential zoning. Can I still underwrite an STR exit?

Accepted Answer

Not as your only exit, because it is a zoning question first and the law is still moving. Fort Worth bans short-term rentals in residential zoning districts and allows them only in mixed-use, form-based, commercial, and industrial districts, with city registration and hotel occupancy tax on top. A Texas district court upheld that ordinance in March 2025, and the operators who sued in 2023 said they would appeal on state constitutional grounds. We have not found a source confirming how that appeal came out, so treat the current status as unresolved and confirm it before you close. Arlington runs a different regime: short-term rentals are confined to a defined zone around the entertainment district, with a $500 annual permit, one permit per address, an inspection, a local responsible party, $1 million liability insurance, and a 9% local hotel occupancy tax remitted quarterly. Grapevine has its own short-term rental litigation and we could not source its status either. The defensible posture in this metro is to underwrite the hold on long-term lease rent it can actually carry, and to document the parcel's zoning and permit status with your attorney before you count on nightly income. See the DSCR program.

Question 6

Which Fort Worth loan programs have a minimum credit score?

Accepted Answer

Some do, some do not, and the split follows what the loan is secured on. On the asset-based programs, a Fort Worth fix and flip, bridge or construction loan has no minimum score. We run credit, but it carries far less weight than at a bank, and weaker credit usually means lower leverage rather than a decline. DSCR and bank statement loans start at 640. Conventional investment starts at 580. Transactional funding has no credit check at all. There is no hard credit pull to start. Subject to underwriting.

Question 7

How much do I bring on a Fort Worth flip, and how much on a DSCR rental?

Accepted Answer

It depends on the program, and the range is wide. A Fort Worth flip runs up to 90% of purchase and up to 100% of rehab, so roughly 10% down plus closing costs. A DSCR rental goes up to 80% LTV: on a $330,000 purchase that is $264,000 from us and $66,000 from you (330,000 x 80% = 264,000). A commercial bridge runs up to 75% LTV, and a ground-up build up to 70% LTV and 85% of cost. Add the carry on top, because Fort Worth investment property is taxed on full assessed value with no homestead exemption and no 10% appraisal cap. Subject to underwriting.

Question 8

My Fort Worth deal is under $100,000. What structure works instead?

Accepted Answer

A blanket across several doors, because most residential programs start at $100,000. Fix and flip, DSCR and bank statement loans all start at $100,000. A portfolio or blanket loan starts at $500,000 across five or more properties. An SBA loan starts at $350,000. Transactional funding is sized to the purchase itself rather than to a floor. If your Fort Worth deal sits under the residential start point, the usual fix is grouping doors into one blanket instead of writing a small standalone file. Subject to underwriting.

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