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San Angelo Hard Money and Investor Loans

The school bond landed on every San Angelo rental, with no homestead offset.

USA Mortgage funds investors across the San Angelo area. Nearly every renter lives inside the city limits. Some lake homes sit on city-leased land. Business-purpose loans only, on non-owner-occupied investment property.

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You hear the decision from the people who underwrote your deal.

Second Mortgage

A San Angelo second mortgage, with your first untouched.

Second mortgages on non-homestead San Angelo investment property, $50K to $1M, up to 80% CLTV. Business purpose only. Subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

A city line is a tax line

On 2025 rates the investor stack inside San Angelo runs about 2.34 per $100 of value, while a Grape Creek parcel runs about 1.26. Neither gets a homestead exemption, so price the parcel's own stack.

A yield market, not a growth story

The metro added about 0.5% in population from 2020 to mid-2025, but Zillow's observed rent was up 5.3% year over year in September 2026. City gross yield works out to about 7.5% ($1,311 x 12 / $210,720), before tax, insurance and vacancy.

Thin exits reward discipline

As of September 2026 the whole metro had 682 active listings, a 67-day median on market, and about 26% of listings with a price cut (180 / 682). Underwrite the exit, not only the entry.

Loan programs in San Angelo

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in San AngeloFix and Flip in San AngeloRental / DSCR in San AngeloGround-Up Construction in San AngeloCRE Bridge in San AngeloTransactional Funding in San AngeloBank Statement / No-Doc in San AngeloConventional Investment in San AngeloPortfolio Loans in San AngeloCRE Permanent in San AngeloSBA Financing in San Angelo

San Angelo lending questions

Do you lend in San Angelo and the rest of Tom Green County?
Yes, across Tom Green and Irion counties. We fund investors in San Angelo, Lake Nasworthy, Grape Creek, Wall, Christoval, Carlsbad, Veribest, and Mertzon. We are a direct, business-purpose lender headquartered in Bee Cave, Texas, and every loan here funds an investment property, never a primary residence. Apply now. Subject to underwriting.
How much does the property tax bill change across the San Angelo area?
By about a full point of value, and the city limit is where it changes. On 2025 adopted rates, the investor stack inside San Angelo (county 0.47075 + city 0.79470 + San Angelo ISD 1.07060) is 2.33605 per $100, or about 2.34% of value. Outside the city, county plus school district runs 1.25895 in the Grape Creek area, 1.38005 around Wall, 1.54665 around Christoval, and 1.69964 around Veribest. Some parcels also sit inside an emergency services district or a water district, and we could not map those boundaries, so check the parcel's own record at the Tom Green County Appraisal District. Mertzon is in Irion County, which has its own appraisal district and rates we did not find. Investment property gets no homestead exemption. Talk to your CPA about your own position.

Sources: tomgreencountytx.gov

Did the San Angelo school bond change what a rental owner pays?
Yes. The investor stack rose by 0.29644 per $100 in one year. It was 2.03961 in 2024 and is 2.33605 on 2025 rates, about $593 a year more on a $200,000 rental ($200,000 / 100 x 0.29644). Voters approved the $397 million San Angelo ISD Bond 2025 on May 3, 2025, and the district's debt rate went from 0.08741 to 0.35840. The city also raised its rate four cents. The district told the public the average taxpayer would see a $25 decrease, but that is an owner-occupant story: the homestead exemption expanded, and a rental gets none of it. Use the 2025 stack in your numbers, not the 2024 one.

Sources: sanangelolive.com

Can I run a short-term rental in San Angelo?
It depends on zoning, so start there. The city regulates short-term rentals through Zoning Ordinance section 406, amended effective June 1, 2024. They are allowed by right in the RM-1 and RM-2 residential zones and in every commercial and industrial district, need annual Fire Marshal and Building Official inspections, must pay hotel occupancy tax (city 7% plus state 6%, 13% in all), and must sit at least 500 feet from a public school. The Planning Commission can revoke a conditional use for violations, and on July 20, 2026 it voted 6-0 to revoke a Lake Nasworthy permit over unremitted hotel tax after a sale. Confirm the current rule for your zone with the city before you close.

Sources: sanangelolive.com, comptroller.texas.gov

What is the San Angelo market actually like right now?
Flat in population, firm in rents, thin in inventory. The two-county metro had 122,065 people in July 2025, up about 0.5% from 2020, and unemployment was 3.5% in August 2026. As of September 2026 there were 682 active listings, the median list price was $309,488, and about 26% of listings had taken a price cut. San Angelo is its own metro: it is not a Permian Basin market. Goodfellow Air Force Base is a training base, so permanent staff, instructors and civilians set the rental demand there, not a rotating deployment cycle.
Serving San Angelo and nearby
San AngeloLake NasworthyGrape CreekWallChristovalCarlsbadVeribestMertzon
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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 2026-10-16.

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