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Program 08
Portfolio Loans in Sherman
One blanket portfolio loan across your Sherman-area rental doors.
We structure one blanket loan secured by five or more properties, with the option to release individual doors as you sell, instead of a separate mortgage on every rental. Grayson County's low per-door basis means a full portfolio here clears our $500,000 minimum quickly, and the county's single appraisal district and single foreclosure venue keep multi-asset diligence simpler than a portfolio spread across several counties. Business-purpose loans only, subject to underwriting.
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
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Portfolio Loans in Sherman, answered.
What does it cost to assemble a Grayson County rental portfolio compared to a higher-basis metro?
A lot less per door. Mid-tier single-family value ran $255,418 in Sherman and $225,218 in Denison as of July 2026, against $431,166 in Austin on the same index and month. Ten doors split across Sherman and Denison sit around $2.4 million of collateral (using the two figures above), which is roughly what four to six Austin doors would cost. That lower entry basis is what lets a blanket loan clear our $500,000 minimum with fewer properties pledged.
Does one Grayson County tax bill apply across the whole portfolio?
No, and that is the diligence point on a multi-door pool here. Every parcel is appraised by the same Grayson Central Appraisal District, but the total investor stack (county, city and school) runs from 1.929881 per $100 in Pottsboro to 2.318114 in Denison, and nine separate MUDs charge 0.60 to 1.20 per $100 on top of that where they apply, four of them created in 2025 alone. Pull each parcel's own Grayson CAD account and overlay list rather than assuming one county rate covers the whole portfolio.
Do I need one entity or several to hold multiple Grayson County rentals under one blanket loan?
We underwrite the entity structure you bring us, and there is no Grayson County norm on entity count we can point you to. Business-purpose loans fund borrowers in a personal name or in an entity on non-owner-occupied investment property, and a blanket loan can secure properties held in one entity or across a small group of related entities depending on how you have set up your portfolio. Talk to your attorney or CPA on the entity and liability tradeoffs before you deed properties in ahead of closing.
How does insurance get handled across a portfolio that spans several Grayson County submarkets?
Door by door, on the actual bound policy, not a blended county estimate. A Grayson County average homeowners premium was not available from a primary source as of this writing, and the dominant peril here is North Texas hail and wind on roofs, the same loss profile as the DFW counties immediately south. Grayson County sits well inland and outside TWIA's coastal windstorm pool, so there is no hurricane wind-pool exposure to price in, but each door in the pool still needs its own current quote before we can underwrite the blanket coverage.
If I sell one door out of a Grayson County portfolio, what happens to the loan on the rest?
The release provision lets that one property come out of the blanket loan while financing on the remaining doors stays in place. That matters in this market: metro-wide median days on market ran 78 in August 2026 and about 37% of active listings carried a price cut, with mid-tier values down 4.9% year over year. Plan the release around a realistic marketing period for that specific submarket rather than the county's fastest recent sale.
Which Grayson County submarkets actually cash flow well enough to anchor a portfolio?
Denison is the strongest yield in the county at roughly a 7.7% gross rent-to-value ratio, against about 6.1% in Sherman and 5.1% in Van Alstyne (arithmetic on July 2026 Zillow rent and value data; not a cap rate, since expenses are not included). Anchoring a blanket loan in the higher-yield, lower-basis submarkets and treating a higher-basis door like Gunter or Van Alstyne as the exception, not the pattern, is the read the data supports.
FAQ
Portfolio Loans questions, answered.
What is a portfolio (blanket) loan?
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.
How many properties do I need?
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.
Can I sell or release individual properties?
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.
How do you size and price a portfolio loan?
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.
Do I need to document my personal income?
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.
Can I cash out equity across the portfolio?
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.
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 Compare
Portfolio Loans vs. other options
More in Sherman
Other programs in Sherman
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
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.
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