Portfolio Loans in Frisco

Several, even though every parcel sits in the same county. Collin County's own 2025 rate table shows an investor stack of 1.675480 per $100 of assessed value in Frisco with Frisco ISD, against 1.707713 in Plano with Plano ISD and 1.747147 in McKinney with McKinney ISD, all built on the same county-plus-college layer of 0.230563. Move to the northern growth tier and it climbs further, to 2.015864 in Celina with Celina ISD. That is roughly 34 basis points across one county: on a $600,000 property, $600,000 / 100 x (2.015864 - 1.675480) = $2,042 a year in additional carry, decided by which city-ISD combination the parcel sits in. Send the parcel list and we underwrite each address to its own combination rather than a blended county average.

Yes, on any parcel inside a Public Improvement District or a Municipal Utility District. Collin County's 2025 jurisdiction list carries 71 separate PID entries, and every one of them prints a rate of 0.000000, because a PID is an assessment set by the district rather than a tax rate, so it never shows up on a rate table a borrower pulls. The named PIDs cluster in the northern growth-tier subdivisions: Creeks of Legacy, Mustang Lakes, Celina Hills, Cambridge Crossing and similar developments. Separately, nineteen MUDs on the same list run from 0.800000 up to 1.200000 per $100, so a 1.20 MUD on a Celina-area parcel takes that property's stack to roughly 3.215864, nearly double a plain Frisco parcel. Pull the closing disclosure and the county assessment roll for every parcel in the schedule, not just the rate table, before you size the blended payment. Run the numbers in the portfolio loan calculator.

Partly. It centralizes some things and hides others. All eight cities we lend across here (Frisco, Plano, McKinney, Allen, Prosper, Celina, Wylie and Murphy) sit under Collin Central Appraisal District, so it is one appraisal roll and one notice calendar rather than several; Collin CAD mails 2026 real-property notices of appraised value on April 15, ahead of the statewide May 15 protest deadline. Collin County also carries no hospital district in its rate stack, unlike neighboring Dallas County, which simplifies the county-level layer to 0.230563 across the board. What one county does not simplify is the PID and MUD picture above, or which independent school district actually attaches to a given parcel. Murphy in particular splits between Wylie ISD and Plano ISD; confirm the ISD on that parcel specifically before you quote a total. And on a portfolio loan, confirm the same entity or entities hold title on every parcel in the schedule before it goes to underwriting.

Fewer, higher-balance doors than you might expect elsewhere in Dallas-Fort Worth. Frisco's July 2026 mid-tier home value runs $649,173, and Prosper's runs $770,217, so ten Frisco doors alone is roughly a $6.5 million book (649,173 x 10 = $6,491,730). That is well above the program's $500,000 floor on a fraction of the door count a lower-basis metro would need. It also means gross rental yield runs 3.1% to 5.4% across the county rather than higher, so a Collin County blanket loan tends to pencil on basis quality, construction and tenant credit, not on rent coverage. If your portfolio mixes higher-basis Frisco or Plano doors with lower-basis Wylie or Murphy doors, tell us the actual schedule and we size the blend rather than assuming a single per-door number.

A real marketing period, because every city in this county is down year over year right now. July 2026 Zillow values fell 4.3% to 9.3% across the eight cities we lend in here, steepest in the newest-supply cities: Celina down 9.3% while it was the fastest-growing city in the country over the prior year. That growth-and-price-decline pattern is specific to the northern Collin tier and is not a Dallas-wide story. Practically, that means the door you plan to release is more likely to need list-price flexibility or extra time on market than the rest of your schedule assumes, and releasing it should not be timed to hit a fixed date. Release of individual properties is built into the loan structure; tell us which door you expect to sell and roughly when, and we set the release terms around that property rather than a fixed schedule. Subject to underwriting.

No, the three cities reached three different answers, and that changes how you underwrite each door's income. Frisco permits short-term rentals citywide through its Neumo portal for $300 a year, with the permit number required in the listing. Plano banned new short-term rentals in single-family areas as of April 22, 2024, though operators registered and running before that date may continue; whether that legal-nonconforming status survives a sale to a new owner was not something we could confirm one way or the other, so do not assume it transfers. McKinney requires registration as of 2026 under Ordinance 2026-03-022, with no annual fee. Allen, Prosper, Celina, Wylie and Murphy have no sourced short-term rental rule either way. We underwrite each door on long-term lease income it can carry on its own, and treat nightly-rental income as upside where the city currently allows it. Confirm the current rule for each address with your attorney before you close.

A portfolio or blanket loan rolls several rental properties into one loan with a single monthly payment, instead of a separate mortgage on each property. It simplifies your financing, frees up capital, and lets you scale a rental portfolio without managing a stack of individual loans.

These structures usually make sense at around five or more properties, though we can look at smaller groups. The portfolio can be a mix of single-family rentals, small multifamily, and other income property.

Yes. Most blanket loans include a release provision, so you can sell an individual property and pay down the loan by that property's allocated amount while the rest stays in place. We set the release terms up front.

We underwrite the combined cash flow and overall leverage of the portfolio, similar to a DSCR loan but across the whole group. Pricing depends on the asset mix, the leverage, and your experience, and loan amounts typically start around $500K.

Usually not. Like our DSCR program, a blanket rental loan qualifies on the portfolio's cash flow rather than your personal income, so tax returns are generally not required. We will want to see the rent roll and operating history.

Yes. A common use of a blanket loan is to consolidate existing mortgages and pull cash out of the combined equity, giving you capital to acquire more property. Cash-out leverage is set against the portfolio's value and cash flow.