Question 1

My portfolio has doors in Comal, Guadalupe, and Hays counties. Does that complicate a blanket loan?

Accepted Answer

It's the first thing we check, door by door. Each county runs its own appraisal district and its own tax stack: a Comal County, New Braunfels ISD parcel lands around 1.75 per $100 of value, a Guadalupe County parcel inside the same city closer to 1.78, and a Hays County parcel in Kyle runs 2.15, a 40-cent-per-$100 spread inside one corridor. We build the blanket loan off each parcel's actual county, city, and school district stack, not a corridor average, so a portfolio that mixes Comal and Hays doors underwrites accurately from the start.

Question 2

How much do MUDs and other special districts move the numbers on a multi-property loan here?

Accepted Answer

Enough to change the deal. Comal, Guadalupe, and Hays counties together carry more than sixty municipal utility districts, water districts, and emergency services districts, with rates from about 0.004 to 1.20 per $100 on top of the base county, city, and school stack. A lot in a Comal County MUD like Meyer Ranch adds 0.95 to a roughly 1.79 base stack, landing near 2.74 per $100, or about $8,220 a year on a $300,000 house, well above what the metro's headline city rate suggests. On a portfolio of five or more doors, two MUD parcels can move blended debt service coverage by a meaningful margin, so we pull the special-district line on every property before we finalize terms.

Question 3

Does it make sense to pair higher-yield doors with lower-tax doors in one New Braunfels-area portfolio?

Accepted Answer

It's a real structuring option, and it's how some investors here build a portfolio on purpose. Guadalupe County submarkets like Seguin and Schertz run gross rental yields around 6.6% to 7.4%, while unincorporated Comal County carries the lightest tax stack in the corridor, roughly 1.38 per $100, because there's no city rate at all. Pairing cash-flow doors in Guadalupe County with lower-tax, lower-yield holds in Comal County is a reasonable way to balance a blanket loan's overall coverage, though we don't have a local dataset benchmarking portfolio investors specifically, so treat this as a structuring idea to model with your numbers, not a market statistic. Some investors finance the first door or two on our DSCR rental loan before rolling the rest into a blanket once the portfolio hits five properties.

Question 4

I have a property in San Marcos. Does that fold into the same portfolio loan the same way?

Accepted Answer

Yes, but confirm one line on the tax bill first. San Marcos sits in Hays County, a separate stack from the Comal and Guadalupe County side of the corridor, running about 2.07 per $100 versus roughly 1.75 to 1.78 in New Braunfels itself. Some San Marcos parcels may also sit inside the Austin Community College taxing district, which would add another tenth of a point to that property's bill; whether a given parcel falls inside that district isn't something we can confirm from county-wide data, so we check the ACC line on that property's own appraisal district account before we finalize its number in the portfolio. If you'd rather finance that one door on its own instead of rolling it in, compare it against our conventional investment loan.

Question 5

How many New Braunfels area doors do I need before a portfolio loan works?

Accepted Answer

Five or more properties. Below five, finance them one at a time and come back when the count is there. At five and up you get one blanket loan and a single consolidated payment across doors that may sit in Comal, Guadalupe and Hays counties, each with its own tax stack. Subject to underwriting.

Question 6

Is there a minimum loan size for a New Braunfels area portfolio loan?

Accepted Answer

Yes. Blanket loans start at $500,000. Five doors across this corridor usually clear that without effort. The term itself is custom rather than off a rate sheet, because a portfolio that mixes a 1.75 per $100 New Braunfels parcel with a 2.15 Hays County parcel in Kyle does not underwrite off a blended average. Subject to underwriting.

Question 7

Can I sell one New Braunfels area door without unwinding the whole blanket loan?

Accepted Answer

Yes. Individual property release is built into the structure. You sell the one parcel, release it, and the rest of the portfolio stays in place on the same loan. That matters in a corridor where the tax stack varies parcel by parcel: if a MUD lot sitting near 2.74 per $100 stops earning its keep, you can let that door go without repricing the others. Subject to underwriting.

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