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Program 08
Portfolio Loans in Galveston
Blanket portfolio loans for Galveston County rentals, priced door by door.
Built for investors who own multiple properties. Roll five or more rentals into one blanket loan with a single payment, free up capital to keep scaling, and release individual properties as you sell. Galveston County doors span an island market and a mainland market with different tax stacks, insurance exposure, and short-term rental rules, so a blended county average will not price your portfolio correctly. Business-purpose only, and every structure is set in underwriting.
5+
properties
1
blanket loan
Single
payment
Most states
lending
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Instead of a separate mortgage on every door, we structure one blanket loan secured by the portfolio, with the option to release individual properties as you sell them. It is built for investors scaling past a handful of rentals.
Who it's for
Investors with 5+ rentals
Buy-and-hold portfolios
Blanket / cross-collateral
Cash-out to keep scaling
Typical terms
Properties5 or more
StructureBlanket / portfolio
Loan amount$500K and up
TermCustom, short to long
PaymentSingle consolidated
ReleaseIndividual properties
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Portfolio Loans in Galveston, answered.
Does one property tax rate work across a Galveston County portfolio?
No. The island and the mainland cities sit on different tax stacks, and the gap is real money across a schedule. On 2025 adopted rates, City of Galveston lands at about 1.695% combined (Galveston ISD, city, county, and Galveston College), Jamaica Beach at about 1.434%, League City at about 1.658% to 1.922% depending on whether College of the Mainland applies, Dickinson at about 2.100%, and Texas City at about 2.222%, the highest bundle in the county. On a $250,000 basis that is roughly $1,300 a year of difference between the island and Texas City, and a portfolio spanning both will be underpriced on one end and overpriced on the other if it is modeled on a single county-wide rate. Send us the parcel list and we will underwrite each door to its own bundle. The portfolio loan calculator shows what the blend does to coverage.
What is the MUD exposure I might be missing on a Galveston County portfolio?
More than 40 municipal utility and special districts sit on top of the base rate in this county, and some run above 1.00 per $100 on their own. Galveston County MUD No. 74 is the highest on the 2025 rate sheet at 1.500000 per $100, with several others, including MUD No. 35, MUD No. 82 and MUD No. 36, at 1.150000. Layer a 1.15 MUD onto a roughly 2.10 Dickinson stack and the effective rate runs closer to 3.25%, a line that does not show up until someone pulls the individual GCAD account. The island itself is largely free of MUDs; this is a mainland issue. Pull the account for every parcel before you finalize the schedule, not after.
How does windstorm and flood insurance factor into underwriting a Galveston County blanket loan?
As a portfolio-wide cost line, not a property-by-property afterthought. TWIA, the state wind pool, writes about 75% of the county's residential wind coverage and carries Galveston County as its single largest exposure in Texas, so a wind binder is a standard closing condition here, not an edge case. On the commercial side, TWIA's coverage caps at $4,424,000 per risk effective January 1, 2026, and premium financing on a TWIA policy has been prohibited since September 1, 2025 under HB 2518, meaning the wind premium is cash at closing or on TWIA's own installment plan rather than rolled into the loan through a premium finance company. Get real quotes on the actual schedule of addresses and send us the binder terms with the portfolio.
Should I screen a Galveston County rental portfolio against flood loss history before I screen it against the rent roll?
Yes, and specifically against flood zone X, where a mandatory flood policy is not required. Galveston County has 3,278 NFIP multiple-loss properties, and 692 of them sit in zone X, outside the special flood hazard area, which means a property can legally close with no flood policy despite a repeat claims history. Loss history beats flood zone designation as a screening tool here. Before we finalize the release schedule and per-door pricing, we ask for the loss history on every address in the portfolio, not just the flood zone map.
I plan to sell island doors out of the portfolio over time. What changes about the release provisions here?
The short-term rental licence does not transfer, and that is a release-timing issue, not just an operating one. A Galveston short-term rental licence is annual, non-transferable, and a buyer must obtain a new licence and Galveston Vacation Rental number before operating, so a released door's rental income underwriting resets to whatever the buyer can qualify for, not what the portfolio was earning. The licence year runs January through December, the fee is due by December 31, and a late filing adds a $500 penalty on top of the $250 fee, so a release that closes in November or December has a calendar problem a spring release does not. We write the release provisions around each door's actual regulatory status, island or mainland, not a single portfolio-wide template. A buyer picking up a single released door as a rental can finance it separately through our Galveston DSCR program.
If half my STR doors are in the same part of the island, does that concentrate my portfolio's regulatory risk?
Yes, and it's checkable by council district before you buy. As of October 1, 2025, City of Galveston data shows District 6 holds 51.9% of the island's active unregistered short-term rental supply, with District 2 at 17.8% and the rest scattered across four other districts at 11.2% or less each. A portfolio that concentrates its island doors in District 6 is exposed to a single set of neighborhood conditions, complaint patterns, and any future council action on that district specifically, rather than a spread across the island's regulatory landscape. Ask which council district each of your island doors sits in as part of the parcel list we underwrite, alongside the tax and flood-loss screening above.
How many Galveston County doors do I need before a blanket loan makes sense?
Five or more. That is the threshold where rolling the schedule into a single blanket loan with one consolidated payment beats servicing five separate notes, and where individual property release starts to matter, since you can sell one door out of the portfolio without unwinding the whole facility. Terms are custom rather than off a rate sheet, because a Galveston County schedule that spans island and mainland doors carries two different tax stacks and two different sets of short-term rental rules. Subject to underwriting.
Is there a minimum loan amount on a Galveston County blanket loan?
Yes. $500,000 and up, across five or more properties on a custom term. On this coast that figure is usually reached with fewer doors than investors expect, because the schedule is priced door by door rather than on a county average. Send the parcel list and we will underwrite each address to its own tax bundle, its own MUD exposure, and its own flood loss history before we set the blended terms. Subject to underwriting.
More Portfolio Loans questions, answered on the program page
Resources
Guides for Portfolio Loans
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide Strategy · 5 min read
How to Scale a Rental Portfolio
Read the guide Compare
Portfolio Loans vs. other options
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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 2026-08-22.
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