Fix and Flip in Frisco

General alterations run $75 plus $0.45 per square foot of gross area. That schedule is set by City of Frisco Ordinance No. 2025-09-48, effective October 1, 2025. Budget separately for a $50 residential reinspection if an inspector fails the first pass, and $150 if you need an inspection outside normal business hours to keep a crew on schedule. Run the number against your fix and flip calculator before you finalize the rehab budget.

No published turnaround day count exists for Frisco or any other Collin County city. Frisco runs an online prescreen-and-review process for building permits, but the city does not publish how many days a typical review takes. Build a real buffer into your draw schedule and your 6-month term rather than assuming a fast pass, and confirm current review load with the city's permitting desk before you set a start date.

Plan on roughly 1.68% of assessed value a year, and rising fast if you buy in a Public Improvement District. A Frisco property in Frisco ISD carries a combined 2025 rate of 1.675480 per $100 of value: Collin County at 0.149343, Collin College at 0.081220, City of Frisco at 0.425517 and Frisco ISD at 1.019400. Collin County levies no hospital district tax, which is a real difference from Dallas County. Investment property gets no homestead exemption and no 10% appraisal cap, and Collin CAD mails 2026 notices of appraised value on April 15 with the statewide May 15 protest deadline, so protest every year you hold. Talk to your CPA about how this affects your specific carry.

Yes, but the assessment will not show up on the tax rate table you pull. Collin County's 2025 rate schedule lists 71 Public Improvement District entries, and every one prints a rate of 0.000000, with a note that a PID is an assessment set by the district rather than a tax rate. The named subdivisions sit in the northern growth tier around Prosper and Celina, and a buyer who checks only the rate table underwrites the assessment at zero. Pull the closing disclosure and the county assessment roll before you bid, and disclose it to your own buyer on the resale the same way. Our guide on double closings covers the disclosure duty on the assignment side of a deal like this.

No Collin County premium figure has been published, so do not price your carry off a local number. The Texas Department of Insurance's own statewide figure is $3,506 for 2025 (preliminary), and hail is the state's largest homeowners loss peril, running roughly $2.3 billion in paid losses in 2025. Collin County is inland North Texas with no coastal wind pool exposure, but it does carry flood exposure along the East Fork Trinity and Wilson Creek that has no published local premium. Get a firm quote on the specific parcel before you close.

Basis, not leverage. Frisco's mid-tier home value was $649,173 in July 2026, down 4.6% year over year, against a $1,852 median rent, a 3.4% gross yield. That is not a cash-flow number, and it means a Frisco flip is priced and sized against comparable homes in the high $600,000s rather than against rent coverage. No county-level flip rate or gross ROI figure has been published for Collin County, so there is no local benchmark to lean on. Hold your after repair value to what has actually closed on the same streets, and size the loan to that, not to a metro average.

We fund up to 90% of the purchase price and up to 100% of your rehab budget, with the total capped against the after-repair value (ARV). Rehab money is released in draws as the work is completed.

Our fix and flip pricing starts around 9.99%, interest-only, with origination typically 1 to 3 points depending on your experience, leverage, and the deal, and every quote is subject to underwriting. Across the market most flip loans run roughly 9% to 12%. On most flip loans, including ours, interest is charged on the full loan amount, rehab budget included. Paying interest only on rehab funds as you draw them exists in the market, but it is the exception, not the rule.

No. We work with first-time flippers as well as full-time operators. Experience mainly affects your leverage and rate, since a longer track record earns higher loan-to-cost and better pricing. A newer investor can still get funded with a sound deal, a realistic budget, and a clear exit.

We can get you a term sheet the same day on a complete application, and we typically fund within 48 hours of clear title. The main variable is how fast title and insurance come together, which is why a full close usually runs 5 to 7 days. Because we are the lender and underwrite in house, there is no second layer of approval to wait on.

No. Our fix and flip loans have no prepayment penalty, so paying off early when the property sells costs you nothing extra. Terms run 6 months, and because there is no penalty, selling sooner never costs you extra.

We run credit, but this is an asset-based loan, so the property, your budget, and the ARV matter most. We do not ask for W-2s or tax returns to qualify a flip. We will want to confirm you have reserves to carry the project to its exit.