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Frisco Hard Money and Investor Loans

Your county has no hospital district, so the tax stack starts lower here.

USA Mortgage funds investors across Collin County. This market runs on basis and construction, not yield. Frisco, Plano and McKinney each regulate rentals differently. Every loan is business-purpose only, subject to underwriting.

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Second Mortgage

A Frisco second mortgage that leaves your first in place.

Second liens on Frisco rentals in Collin or Denton County, behind the first you keep: $50K to $1M, up to 80% CLTV, LLCs eligible. Business purpose only.

$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.

No hospital district in the county layer

Collin County's own layer is county plus Collin College only, 0.230563 per $100 of value, because there is no hospital district in the stack. Dallas County's equivalent layer is 0.533095. The combined city-and-ISD total still ranges from 1.675480 in Frisco/Frisco ISD to 2.015864 in Celina/Celina ISD, so the county name is not the number, the parcel is.

Fast growth, falling values

Collin County added 221,667 residents from 2020 to 2025, more than four times what Dallas County added over the same span, and four of the five fastest-growing cities in the United States sit inside this county. Every one of its city home values still fell year over year through July 2026, from 4.3% in Murphy to 9.3% in Celina, because the growth is showing up as new supply, not as price support.

One county, three rental rulebooks

Frisco permits short-term rentals for $300 a year with no grandfathering fight. Plano banned new single-family short-term rentals as of April 22, 2024, and only lets pre-existing ones keep operating. McKinney now requires annual registration under a March 2026 ordinance, with no fee at all. Underwrite the exit against the city the parcel sits in, not the county.

Loan programs in Frisco

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

Second Mortgage in FriscoFix and Flip in FriscoRental / DSCR in FriscoGround-Up Construction in FriscoCRE Bridge in FriscoTransactional Funding in FriscoBank Statement / No-Doc in FriscoConventional Investment in FriscoPortfolio Loans in FriscoCRE Permanent in FriscoSBA Financing in Frisco

Frisco lending questions

Do you lend to investors in Frisco and Collin County?
Yes, across the Collin County side of the metroplex. We are a Texas-based direct lender headquartered in Bee Cave, and we fund deals in Frisco, Plano, McKinney, Allen, Prosper, Celina, Wylie and Murphy. Frisco and Plano also extend into Denton County, which our Denton metro page covers on that side of the line. 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.
Why do property taxes vary so much between Frisco and the cities around it?
Because the county layer is unusually light, and the rest stacks on top of it differently by city and school district. Collin County plus Collin College totals just 0.230563 per $100 of value, with no hospital district in the stack, against 0.533095 for Dallas County. Add the city and school district and the combined 2025 rate runs from 1.675480 in Frisco/Frisco ISD up to 2.015864 in Celina/Celina ISD, a spread of about 34 cents per $100, or roughly $2,040 a year on a $600,000 property (600,000 / 100 x (2.015864 - 1.675480) = 2,042). Nineteen municipal utility districts in the county add another 0.80 to 1.20 on top where they apply, and 71 public improvement districts in the county print as a 0.000000 tax rate on the county's own rate table because a PID is billed as a separate assessment, not a tax rate. Investment property gets no homestead exemption and no cap on the annual increase. Pull the parcel's actual stack, including any MUD or PID, before underwriting the hold, and talk to your CPA about your own position.

Sources: collincountytx.gov

Do Frisco, Plano and McKinney all regulate short-term rentals the same way?
No, and treating them as one market is the mistake. Frisco requires a short-term rental permit, $300 to apply and $300 a year to renew, with the permit number posted in the listing and occupancy tax remitted monthly. Plano has not allowed new single-family short-term rentals since April 22, 2024; properties already operating before that date can continue, but whether that right survives a sale to a new owner has not been established. McKinney passed its own ordinance in March 2026 requiring every short-term rental to register, with registration opening that April and no fee attached. Allen, Prosper, Celina, Wylie and Murphy have no sourced rule either way, so do not assume one. Confirm the current ordinance for the specific city before underwriting a short-term exit. See the DSCR program.

Sources: friscotexas.gov, plano.gov, mckinneytexas.org

Is Collin County a cash-flow market for investors?
Not on the numbers, no. Comparing Zillow's July 2026 city values against its July 2026 rents, Frisco runs a 3.4% gross yield and Prosper 3.1%, against 6.2% for the City of Dallas over the same period. Household income tells the other half of the story: Collin County's median is $124,920 against Dallas County's $78,910, a tenant-credit base that a pure rent-coverage read misses. The honest pitch here is basis quality and construction, not coverage from rent, and every city in the county saw home values fall year over year through July 2026 even as population kept climbing. See the construction program.
Why use a direct lender for a Collin County deal instead of one that sells the file?
Because the local variables here do not show up on a standard rate sheet, and someone has to actually read the parcel. A permit for a mid-size new house runs about $1,448 in Frisco against roughly $5,378 before impact fees for the same house in Celina, in the same county. A public improvement district assessment prints as a $0 tax rate on the county's own table, and nineteen municipal utility districts add 0.80 to 1.20 per $100 on top where they apply. We underwrite and fund with our own capital, so the person reading your file is the person who has to get the parcel-level numbers right, not a committee working from an averaged county rate. Apply now. Subject to underwriting.
Serving Frisco and nearby
FriscoPlanoMcKinneyAllenProsperCelinaWylieMurphy
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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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