Question 1

Do San Antonio flips still pencil in 2026?

Accepted Answer

Only on a disciplined buy. ATTOM's Q1 2026 home flipping report put San Antonio metro gross flip ROI at 5.1%, down from 6.5% in the third quarter of 2025, and named it among the smallest margins of any metro over 1 million people. The Texas peer set that quarter: Houston 7.2%, San Antonio 5.1%, Dallas 4.3%, Austin 2.0%, against a 25.4% national figure and a $66,000 national median gross profit. Remember what gross means. It is resale price against purchase price, before rehab, carry, financing and selling costs, so a 5.1% spread does not survive a heavy scope. We still fund San Antonio flips, and we underwrite the purchase price and the comps harder than we would in a market carrying a 25% spread. Run it on the fix and flip calculator before you sign the contract.

Question 2

What should I assume for the exit price and the hold?

Accepted Answer

Assume you give back part of your ask and assume it takes a season. In June 2026 the SABOR MLS area sold at an average of 93.8% of original list price, which is a 6.2% average concession off the first number the seller published. Average days on market was 77, inventory sat at 6.13 months with 17,409 active listings, and pending sales fell 10% year over year in the same month closings rose 15%, so the closing count is a lagging indicator. Seasonality is steep here too: average days on market ran 98 in January 2026 against 77 in June. Our fix and flip loan runs 6 months, interest-only, so build the rehab schedule and the listing window to fit inside it, haircut your after repair value for that 6.2% concession, and think hard before planning a January exit.

Question 3

Can I use one price per square foot across the metro?

Accepted Answer

No. Bexar and Kendall are different markets inside the same metro. In the second quarter of 2026, SABOR reported Bexar County resales at $161 per square foot on a $293,832 median and 73 days on market, while Kendall County, which is Boerne, ran $248 per square foot on a $612,383 median and 92 days on market. That is 54% more per foot and roughly 2.1 times the median. Medina came in at $178, Wilson at $193, Atascosa at $165. Blend those into one "San Antonio" number and your ARV is wrong in both directions depending on which side of the line the address sits. Note also that SABOR's county medians are medians of monthly medians, so they are not directly comparable to a single-month figure. Underwrite to subdivision-level comps and use the county number only as a sanity check. Our guide on estimating a rehab budget covers how we size the other half of the deal.

Question 4

What do Bexar County taxes and insurance do to my carry?

Accepted Answer

Budget the full unmitigated stack, because none of the homeowner relief reaches you. Inside the city of San Antonio the non-school rates alone total 1.285274 per $100 of value for tax year 2025 (county 0.276331, road and flood 0.023668, city 0.541590, hospital 0.276235, Alamo Colleges 0.149150, river authority 0.018300). Add the school district and the combined rate runs about 2.22% in East Central to 2.54% in Harlandale, with North East ISD at 2.267474 and Northside at 2.290174. Investment property gets no homestead exemption and no 10% appraisal cap, which Tax Code section 23.23 reserves for homesteads. The 20% circuit breaker on non-homestead property under section 23.231 needs a full calendar year of ownership, is stripped on sale, and expires December 31, 2026, so a purchase-rehab-sell inside a year never touches it. On insurance, Bexar County's average homeowners premium was $2,806 in 2025, up from $1,510 in 2019, but still roughly 20% below the Texas average and well under Dallas at $4,363 and Harris at $4,144. San Antonio is not in TWIA territory, so wind and hail stay in the standard market, and hail has been the number one Texas homeowners loss peril in nine of the last ten years. Get real quotes for the specific address, check the parcel for MUD or WCID overlays if it is outside the city, and talk to your CPA about your own situation.

Question 5

Can you fund a first Tuesday foreclosure buy in Bexar County?

Accepted Answer

Yes, and the calendar is exactly why speed matters. Texas forecloses non-judicially under Property Code section 51.002. Sales run on the first Tuesday of the month, between 10 a.m. and 4 p.m., at the county courthouse, with notice posted, filed and mailed at least 21 days ahead. If the first Tuesday lands on January 1 or July 4, the sale moves to the first Wednesday. So Bexar distressed inventory arrives in one batch on a hard date, and there is no rescheduling around your financing. There is real volume behind it: Texas recorded 20,739 foreclosure starts and 3,322 bank repossessions in the first half of 2026, both the largest in the nation, on 22,000 total filings. We can get you a term sheet the same day and typically fund within 48 hours of clear title, which puts most files at 5 to 7 days from application, subject to underwriting. Apply now ahead of the posting date rather than the week of the sale.

Question 6

Does the San Antonio median cover New Braunfels and Schertz?

Accepted Answer

It does not, and quoting it as if it did is a tell. SABOR's MLS covers 13 South Texas counties: Atascosa, Bee, Bexar, Frio, Karnes, Kendall, La Salle, Maverick, McMullen, Medina, Uvalde, Val Verde and Wilson. Comal County, which is New Braunfels, and Guadalupe County, which is Schertz, Cibolo and Seguin, are not in it, and Converse and Universal City straddle county lines. So the $329,730 June 2026 median and the 77 day average are San Antonio area figures that exclude the IH-35 north growth corridor entirely. If your deal is in New Braunfels or Schertz, pull comps from the board that actually covers it, and expect a different tax stack as well: New Braunfels totalled 1.7517 per $100 for tax year 2025 and Schertz 1.9191, before any MUD overlay, against roughly 2.22% to 2.54% inside the city of San Antonio. Send us the address and we will underwrite the submarket, not the metro.

Question 7

How much of my fix and flip deal will USA Mortgage finance?

Accepted Answer

We fund up to 90% of the purchase price and up to 100% of your rehab budget, with the total capped against the after-repair value (ARV). Rehab money is released in draws as the work is completed.

Question 8

What interest rate and points should I expect on a flip loan?

Accepted Answer

Our fix and flip pricing starts around 9.99%, interest-only, with origination typically 1 to 3 points depending on your experience, leverage, and the deal, and every quote is subject to underwriting. Across the market most flip loans run roughly 9% to 12%. On most flip loans, including ours, interest is charged on the full loan amount, rehab budget included. Paying interest only on rehab funds as you draw them exists in the market, but it is the exception, not the rule.

Question 9

Do I need flipping experience to qualify?

Accepted Answer

No. We work with first-time flippers as well as full-time operators. Experience mainly affects your leverage and rate, since a longer track record earns higher loan-to-cost and better pricing. A newer investor can still get funded with a sound deal, a realistic budget, and a clear exit.

Question 10

How fast can a fix and flip loan close?

Accepted Answer

We can get you a term sheet the same day on a complete application, and we typically fund within 48 hours of clear title. The main variable is how fast title and insurance come together, which is why a full close usually runs 5 to 7 days. Because we are the lender and underwrite in house, there is no second layer of approval to wait on.

Question 11

Is there a prepayment penalty if I sell quickly?

Accepted Answer

No. Our fix and flip loans have no prepayment penalty, so paying off early when the property sells costs you nothing extra. Terms run 6 months, and because there is no penalty, selling sooner never costs you extra.

Question 12

Do you check credit or require income documents?

Accepted Answer

We run credit, but this is an asset-based loan, so the property, your budget, and the ARV matter most. We do not ask for W-2s or tax returns to qualify a flip. We will want to confirm you have reserves to carry the project to its exit.

Fix and Flip in San Antonio

How it works

Run your Fix and Flip numbers.

Fix and Flip in San Antonio: local questions

Fix and Flip questions, answered.

Guides for Fix and Flip

Fix and Flip vs. other options

Other programs in San Antonio

Funding San Antonio deals fast.