Question 1

How does Guilford County's property tax moratorium affect my Greensboro DSCR underwriting?

Accepted Answer

Your 2026 tax bill is frozen at the county's prior value, not the new 2026 reappraisal, and that changes on the 2027 bill. North Carolina Senate Bill 889 froze Guilford County's 2026 reappraisal for one year (Session Law 2026-8, ratified 2026-06-10). Guilford County's own guidance states the 2026 tax bill uses the same value as the 2025 bill, with the reappraisal value applying starting with the 2027 bill. The county's own estimated revenue-neutral rate on the new 2026 values is 58.54 cents per $100, against an adopted FY2027 rate of 78.95 cents, about 35% above revenue-neutral if the rate is held flat. A Greensboro property bought in 2026 is being taxed on a value that reprices in 2027, so run the DSCR both on today's bill and on a bill about a third higher before you lock in a rent-to-tax cushion. Talk to your CPA about the appeal window, which runs to May 17, 2027 for the 2026 reappraisal.

Question 2

Does the same property tax rate apply across Greensboro, High Point, and Winston-Salem?

Accepted Answer

No, and blending them is the fastest way to misprice a DSCR file in the Triad. Greensboro and High Point sit in Guilford County (a combined city and county rate of 1.588 per $100 in Greensboro, 1.5244 in the Guilford portion of High Point for FY2026-27), while Winston-Salem sits in Forsyth County (1.143 per $100 for tax year 2026). High Point is the trap inside the trap: its city limits cross four counties, so an identical house pays 1.5244 per $100 on the Guilford side but only 1.2889 on the Forsyth side. Pull the parcel's actual county and jurisdiction codes before you underwrite the tax line, not just the city name on the listing.

Question 3

Can I run a short-term rental in Greensboro on a DSCR loan, or does it have to be long-term?

Accepted Answer

Short-term is allowed with a permit, and a rule that used to block a lot of applicants is gone. Greensboro's short-term rental ordinance, effective January 1, 2024, requires a $200 nonrefundable zoning permit for any rental of 30 consecutive days or less, caps occupancy at two adults per bedroom, and limits parking to one vehicle per bedroom. The separation requirement that used to force short-term rentals to sit at least 750 feet apart was repealed by City Council on February 18, 2025 after a lawsuit, so proximity to another short-term rental is no longer a permitting bar on its own. If you're buying a property that needs work before it can rent at all, short or long term, our fix and flip loan can fund the acquisition and rehab first; a DSCR refinance behind it qualifies on the finished property's rent, not your income.

Question 4

Does Greensboro require landlords to register rental property with the city?

Accepted Answer

No, not unless the unit has already racked up code violations. Greensboro Code section 11-40(c) bars the city from requiring a rental permit or registration, from making landlords join any city program to get a certificate of occupancy, or from charging a landlord-only fee, except for individual units with more than four verified housing-code violations in a rolling twelve months or two or more in a rolling thirty days, and even then the penalty fee is capped at $500 a year. For a DSCR investor that means no standing registration cost or renewal to underwrite into the file, only a compliance risk if the property runs up code violations.

Question 5

Which Triad city gives the best rent-to-value number for a DSCR deal?

Accepted Answer

Gross yields cluster in the mid to high 6 percent range across Greensboro, High Point, and Winston-Salem. As of June 2026, Zillow's mid-tier home value against its observed rent index works out to about 6.4% gross yield in Greensboro ($266,364 value, $1,415 rent), 6.9% in Winston-Salem ($267,668 value, $1,537 rent), and 6.7% in High Point ($252,160 value, $1,401 rent); that math is ours, on published index levels, and it is not a cap rate. At the metro level, Greensboro's mid-tier value is roughly 69% of Charlotte's and 62% of Raleigh's in the same index, and Greensboro is a majority-renter city, with 50.2% of occupied units renter-occupied as of the 2024 American Community Survey. That combination, a cheap entry price against real rental demand, is the DSCR case for the metro; none of these figures nets out taxes, insurance, or vacancy, so run your own numbers before you lock a rent assumption.

Question 6

Should I underwrite rental demand around the Toyota battery plant or the Boom and JetZero projects at the airport?

Accepted Answer

Only Toyota's plant is producing today; treat the airport projects as future upside, not current tenant demand. Toyota Battery Manufacturing North Carolina in Liberty (Randolph County) has been producing hybrid batteries since June 2025 on a $13.9 billion, 5,100-job commitment at full build, though a current on-site headcount was not published. Boom Supersonic's Superfactory at Piedmont Triad International Airport has been built since June 2024 but, as of mid-2026 reporting, has produced no aircraft, and its lease can be terminated if it employs fewer than 500 people by December 31, 2026. JetZero broke ground at the same airport on June 15, 2026 with a 14,500-job commitment, but hiring runs from 2027 through 2036 and no one is on a production line yet. A DSCR rent assumption built on 14,500 future JetZero jobs or a still-idle Boom facility is a bet on a headline, not a fact you can underwrite today.

Question 7

What is a DSCR loan, and how do I qualify without tax returns?

Accepted Answer

A DSCR (debt service coverage ratio) loan qualifies on the property's rental income instead of your personal income, so there are no W-2s or tax returns required. We compare the rent, from a signed lease or the appraiser's market-rent estimate, against the monthly payment. A DSCR of 1.00 means the rent covers the payment, and we lend with a DSCR as low as 0.75.

Question 8

What rate and terms can I get on a rental loan?

Accepted Answer

Our rental program starts around 5.50% interest-only, with 30-year fixed and 5/7/10-year ARM options, for a single property or a whole portfolio. The lowest pricing goes to strong credit, lower leverage, and a DSCR above 1.20; your quote depends on the file and is subject to underwriting.

Question 9

How much can I borrow, and what is the maximum LTV?

Accepted Answer

We finance up to 80% loan-to-value on a purchase, with rate-and-term and cash-out refinances available, on loan amounts from $100K to $3M. Cash-out leverage is typically a little lower than purchase. The property's cash flow and your credit set your final leverage.

Question 10

What credit score do I need for a DSCR loan?

Accepted Answer

We start at 640, and the best pricing goes to strong credit. Because the loan qualifies on the asset, your score affects your rate and leverage more than whether you are approved.

Question 11

Can I get a DSCR loan on a short-term rental (Airbnb)?

Accepted Answer

Yes, short-term rentals are considered. We can underwrite using market or projected rents, and the property still needs to meet our DSCR. Tell us how the property is operated so we can structure it correctly.

Question 12

Is there a prepayment penalty?

Accepted Answer

Long-term rental loans usually carry a prepayment penalty, commonly a step-down such as 5/4/3/2/1. We offer flexible prepay structures, including buying down to a shorter penalty for a slightly higher rate, and we will lay out the options on your term sheet.

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