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Program 02

Fix and Flip in San Angelo

San Angelo fix and flip loans for a thin market.

We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. San Angelo's resale market is thin, so the exit matters as much as the entry. Business-purpose loans only, subject to underwriting.

Fix and Flip in San Angelo, TX from USA Mortgage
90%
of purchase
100%
of rehab
Same day
term sheet
$5M
max loan

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

Draws are reimbursed quickly as work is completed, and a dedicated closer stays with your file from term sheet to payoff. You can get a term sheet the same day, and we typically fund within 48 hours of clear title, so most flips close in 5-7 days as soon as title and insurance come together.

Who it's for
Active fix and flip investors
First-time flippers welcome
Single-family and 1-4 units
Value-add and distressed buys
Auction and on-market deals
Typical terms
Loan amount$100K to $5M
Purchase leverageUp to 90% LTP
Rehab fundingUp to 100%
Term6 months
RateFrom 9.99%*
PaymentsInterest-only
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

Fix and Flip in San Angelo, answered.

How thin is the San Angelo resale market, and what does that mean for a flip?
Thin enough that the market will not carry a mistake. As of September 2026 the whole metro had 682 active listings, down from 717 a year earlier. Median days on market was 67, against 61 a year earlier, and 180 listings, about 26%, had a price cut (180 / 682). Asking prices were up while Zillow's value index was down 4.7%, which in a market this small is closer to noise than a trend. Buy the spread, not the hope of appreciation.
What does a San Angelo flip cost to buy in?
Low enough that a full rehab fits a small dollar box. Zillow's mid-tier value for the city of San Angelo was $210,720 in September 2026, down 5.0% year over year, and Grape Creek was $214,005. The ACS 2024 median home value was $222,600 for the city and $230,900 for the metro. Mid-tier is a middle-of-the-market index, not a flip comp, so price your own ARV from recent sales.
What does property tax cost while a San Angelo flip is held?
About a point more inside the city than outside it, with no homestead exemption either way. On 2025 rates the city stack (county, city and San Angelo ISD) is 2.33605 per $100, which is $4,672 a year on a $200,000 property ($200,000 / 100 x 2.33605). A Grape Creek flip carries 1.25895, or $2,518 a year on the same value, and Wall is 1.38005. Parcel overlays such as a water district or emergency services district may add to that, so pull the parcel's record at the Tom Green County Appraisal District before you underwrite the hold.

Sources: tomgreencountytx.gov

What margins do Texas flips make, since there is no San Angelo flip data?
Thin ones: Texas flips often but earns little on resale. We did not find a flip rate or margin for the San Angelo metro, so the closest data is statewide. In Q1 2026 ATTOM counted 6,367 Texas flips, 9.9% of all sales, against 8.0% nationally, but the average gross profit was $15,965, a 5.6% gross ROI, against 25.4% nationally. ATTOM's gross ROI compares resale price with purchase price only, before rehab, carry and financing, so it is not a project return. In a thin market like this one, the margin is made at purchase.

Sources: attomdata.com

What insurance risk should a San Angelo flip budget for?
Hail, wind and roofs, not a coastal wind pool. Tom Green County is inland and not one of the counties the Texas Windstorm Insurance Association covers. Hail was the top Texas homeowners loss peril in every year from 2016 to 2025 except 2021, so price roof condition into the rehab. We did not find a Tom Green County average premium or flood data for the Concho rivers and Lake Nasworthy, so get a bound quote on the property, and treat flood as a separate policy where a lender requires it.

More Fix and Flip questions, answered on the program page

Resources

Guides for Fix and Flip

Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide
Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
Read the guide
Fix and Flip · 5 min read
What Is ARV (After-Repair Value) and How Do You Calculate It?
Read the guide
Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
Read the guide
Browse all guides
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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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