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Program 09

Portfolio Loans in San Marcos

Blanket portfolio loans for San Marcos doors across county lines.

Built for investors who own multiple properties. Roll five or more rentals into one blanket loan with a single payment, free up capital to keep scaling, and release individual properties as you sell. A San Marcos-area portfolio often crosses three appraisal districts, Hays, Caldwell, and Guadalupe, plus more than two dozen MUDs and WCIDs, so we verify each parcel's tax stack before we size the loan. Business-purpose only, and every structure is set in underwriting.

Portfolio Loans in San Marcos, TX from USA Mortgage
5+
properties
1
blanket loan
Single
payment
Most states
lending

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

How it works

Instead of a separate mortgage on every door, we structure one blanket loan secured by the portfolio, with the option to release individual properties as you sell them. It is built for investors scaling past a handful of rentals.

Who it's for
Investors with 5+ rentals
Buy-and-hold portfolios
Blanket / cross-collateral
Cash-out to keep scaling
Typical terms
Properties5 or more
StructureBlanket / portfolio
Loan amount$500K and up
TermCustom, short to long
PaymentSingle consolidated
ReleaseIndividual properties
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

Portfolio Loans in San Marcos, answered.

My San Marcos-area portfolio has doors in Hays, Caldwell, and Guadalupe counties. Does a blanket loan work across all three?
Yes, but every parcel gets checked against its own appraisal district. San Marcos, Kyle, Buda, Wimberley, and Dripping Springs sit in Hays County and Hays CAD. Martindale and Maxwell sit in Caldwell County, under Caldwell CAD, a separate rate sheet and a separate county clerk. A sliver of San Marcos and the Staples area sit in Guadalupe County. We size the blanket loan off each door's own county tax stack and clerk of record, not a corridor average, so a portfolio that mixes Hays and Caldwell doors underwrites accurately from the start.
Does the Austin Community College tax line apply to my whole San Marcos-area portfolio?
Only to the doors on Hays CISD parcels, which means Kyle and Buda, not San Marcos itself. San Marcos sits inside San Marcos CISD, which is outside the ACC taxing district, so a San Marcos door's stack runs 2.0666 per $100 with no ACC line. A Kyle or Buda door on a Hays CISD parcel carries an extra 0.1034 per $100 for ACC, landing at 2.2536 in Kyle. Mixing San Marcos and Kyle doors in one portfolio means two different tax lines on paper, even though both sit in Hays County.
How much do MUDs and WCIDs move the numbers across a multi-door San Marcos-area portfolio?
Enough to change which door carries the loan. Hays County alone lists roughly thirty MUDs, WCIDs, and district overlays running from about 0.01 to 1.00 per $100 on top of the base county, city, and school stack. A Sunfield or Crosswinds lot in Kyle adds close to 0.90 on top of an already-heavy 2.2536 stack, landing near 3.15 per $100, roughly 40% above Kyle's headline rate and about $9,450 a year on a $300,000 basis against $6,761 without the MUD. On a five-or-more-door portfolio, one MUD lot can move blended debt service coverage on its own, so we pull the special-district line on every property before we finalize terms.
Do I need to register every rental in my portfolio with the city, or just the ones in San Marcos?
Every long-term rental inside San Marcos city limits, one filing per single-family door and one per multifamily complex. The requirement has applied since January 1, 2021 under City Code section 34-821, and it applies to the San Marcos doors in your portfolio specifically. We found no comparable requirement in Kyle, Buda or on the Caldwell County side, but check each city rather than assuming those doors are exempt. Registration fee, renewal cycle, and inspection requirements were not published as of this writing, so confirm the current filing details with the city before you close.
A public improvement district (PID) assessment showed up on one door's tax statement. Does that affect the whole portfolio loan?
No, it's underwritten door by door, but it has to be found first. San Marcos has at least four active PIDs, Trace, River Bridge Ranch, Whisper, and Whisper South, and their annual assessments bill on the same Hays County tax statement as the ad valorem taxes but never appear on the appraisal district's own rate sheet. The dollar amount lives with the district administrator, P3Works, not the county. We pull the title commitment or the P3Works lookup on every San Marcos door in a portfolio before we size that property's contribution to the loan.
Can I release one San Marcos-area door from the portfolio if I sell it, without unwinding the rest?
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 door by door: if a Kyle lot carrying a Sunfield or Crosswinds MUD line stops earning its keep, you can let that one go without repricing a San Marcos or Wimberley door elsewhere in the same portfolio. Subject to underwriting.

More Portfolio Loans questions, answered on the program page

Resources

Guides for Portfolio Loans

Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide
Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
Read the guide
Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide
Strategy · 5 min read
How to Scale a Rental Portfolio
Read the guide
Browse all guides
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Portfolio Loans vs. other options

Comparison
Portfolio Loan vs Individual Mortgages
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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 2026-08-28.

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