Transactional Funding in San Marcos

Because San Marcos, Kyle, Buda, Wimberley, Dripping Springs, and Woodcreek sit in Hays County, while Martindale and Maxwell are Caldwell County, and part of the corridor crosses into Guadalupe County, each with its own appraisal district and county clerk. A parcel a few streets apart from another can file in a different courthouse. Have your title company confirm the county and the CAD account on the specific parcel before you commit to a closing day. Getting that wrong is the kind of mistake that costs a day you don't have on a double close.

Yes. San Marcos has active public improvement districts, and the assessment doesn't show up on the county appraisal district's rate sheet. The Trace, River Bridge Ranch, Whisper, and Whisper South PIDs bill their annual assessments on the Hays County tax statement, and the dollar amounts are published only through the districts' outside administrator, not the CAD. An end buyer who discovers a PID assessment at the title commitment is an end buyer who wants to renegotiate. Pull the assessment before you market the resale, not after.

No license, but two separate disclosure statutes apply, not one. Texas Occupations Code section 1101.0045 lets you acquire an option or an interest in a contract to purchase real property and then sell the option or assign the contract without a license, as long as you don't use it to broker and you disclose the nature of your equitable interest in writing to any seller or potential buyer. Separately, Property Code section 5.0205, added by SB 1577 and effective January 1, 2024, requires its own written disclosure before you enter a contract to sell an option or assign a purchase contract: to the assignee, that you're selling only an option or assigning an interest and don't hold legal title, and to the property owner, of your intent to assign the buyer's interest. Both are statewide rules, not San Marcos-specific ones, so they apply the same on either side of the Hays County line. We're a lender, not your counsel, so have a Texas real estate attorney review your contract and disclosure language against both statutes.

We fund the A-to-B leg of a double close. Section 1101.0045 and section 5.0205 are both written around selling an option or assigning a contract, while a double close is structured as two separate purchase-and-sale transactions, A to B and then B to C. Whether either statute reaches a particular structure is a call for your attorney, not for us. No source located in the research behind this page documents a Hays County title underwriter's practice on back-to-back same-day closes or a same-day funding norm, so we won't characterize local title practice. Our transactional funding covers the first closing and is repaid out of the simultaneous resale, often into a B buyer using our fix and flip loan for the rehab.

That the property comes with two city filing duties attached, not one. Every San Marcos long-term rental has been required to register under City Code section 34-821 since January 1, 2021, and a short-term rental needs its own annual permit conditioned on passing a Code Compliance safety inspection. A wholesaler selling a "turnkey rental" into San Marcos should disclose both to the end buyer before the B-to-C leg closes. The short-term permit is issued annually and is non-transferable, so a buyer planning short stays is starting that process from scratch.

Usually not. We fund up to 100% of the purchase on the A-to-B leg. Your own capital stays where it belongs, in finding the next contract. Closing costs and the title company's charges are still yours, and on a San Marcos double close those run through whichever county the parcel actually sits in, Hays, Caldwell, or Guadalupe, not through the city. Subject to underwriting.

Transactional funding is short-term capital that funds the A-to-B leg of a back-to-back (double) closing, so you can resell to your end buyer (B-to-C) the same day. It is built for wholesalers and assignment deals where you need to take title briefly without using your own cash.

It is priced as a flat fee rather than an interest rate, since the money is only out for a day or two. Market pricing generally runs about 1% to 3% of the amount funded, with a dollar minimum on small deals. You also cover the normal double-close costs such as title, escrow, and recording.

We can fund up to 100% of your purchase price on the A-to-B closing, so you bring no money to the table. The loan is repaid directly from the proceeds of your simultaneous B-to-C sale.

No. Transactional funding requires no credit check and no appraisal. Approval rests on a verified, ready-to-close end buyer rather than your personal finances, which is why it can fund same-day.

Your executed A-to-B and B-to-C contracts, proof of the end buyer's funds, and a title or escrow company that allows back-to-back closings. With those in hand we can fund the same day.

Very short, usually a matter of days. It is designed to be repaid out of the same-day or next-day resale, not held like a normal loan.