Portfolio Loans in San Marcos

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.

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.

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.

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.

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.

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.

A portfolio or blanket loan rolls several rental properties into one loan with a single monthly payment, instead of a separate mortgage on each property. It simplifies your financing, frees up capital, and lets you scale a rental portfolio without managing a stack of individual loans.

These structures usually make sense at around five or more properties, though we can look at smaller groups. The portfolio can be a mix of single-family rentals, small multifamily, and other income property.

Yes. Most blanket loans include a release provision, so you can sell an individual property and pay down the loan by that property's allocated amount while the rest stays in place. We set the release terms up front.

We underwrite the combined cash flow and overall leverage of the portfolio, similar to a DSCR loan but across the whole group. Pricing depends on the asset mix, the leverage, and your experience, and loan amounts typically start around $500K.

Usually not. Like our DSCR program, a blanket rental loan qualifies on the portfolio's cash flow rather than your personal income, so tax returns are generally not required. We will want to see the rent roll and operating history.

Yes. A common use of a blanket loan is to consolidate existing mortgages and pull cash out of the combined equity, giving you capital to acquire more property. Cash-out leverage is set against the portfolio's value and cash flow.