Direct private lending in most states
Call us anytime at 512-617-9400
Apply now

Stillwater Hard Money and Investor Loans

Most of Stillwater rents; the owner-occupied house is the exception here.

USA Mortgage funds investors across Stillwater. One campus sets the local rental calendar. Cushing's oil storage sits in the same county. We are headquartered in Bee Cave, Texas, and every loan is business-purpose only, not owner-occupied.

Apply nowCall us

You hear the decision from the people who underwrote your deal.

Second Mortgage

Stillwater second mortgage loans, with your first mortgage kept.

Payne County rental equity as a fixed-rate second, $50K to $1M, up to 80% CLTV, your first left alone. Business purpose only. Subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

A yield market with a campus lease calendar

Stillwater rent ran $1,405 a month in July 2026, up 7.9% year over year, against a $270,073 typical home value, and 63% of occupied units are rented rather than owner-occupied. Oklahoma State's Stillwater campus set consecutive enrollment records, which keeps the leasing calendar tied to the August academic year.

Oil storage and a university, in the same county

Cushing sits 25 miles east of Stillwater in the same county and is the NYMEX WTI delivery point, a genuinely different economy running on an entirely different demand cycle from the campus. A Payne County portfolio can pair a student rental with an oilfield-services asset without leaving one county.

Know the short-term rental cap before you underwrite

Ordinance 3604 caps active STR licenses at 20% of the dwelling units on any block in the city's single-family zones, and only a Payne County homestead exemption gets a property out of that cap, which an investor-owned property can't obtain. The license also expires, non-transferably, the day the property sells.

Loan programs in Stillwater

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in StillwaterFix and Flip in StillwaterRental / DSCR in StillwaterGround-Up Construction in StillwaterCRE Bridge in StillwaterTransactional Funding in StillwaterBank Statement / No-Doc in StillwaterConventional Investment in StillwaterPortfolio Loans in StillwaterCRE Permanent in StillwaterSBA Financing in Stillwater

Stillwater lending questions

Do you lend across Stillwater and Payne County?
Yes, across Stillwater and the Payne County towns around it. We fund deals in Stillwater, Cushing, Perkins, Perry, Glencoe, Ripley, Yale, and Morrison. USA Mortgage funds deals in most states with our own capital. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Oklahoma or talk to us.
Can I run a short-term rental on a Stillwater investment property?
Only under a per-block cap, and an investor-owned property usually can't get around it. Ordinance 3604, adopted June 2026, caps active short-term rental licenses at 20% of the dwelling units on any block in the city's single-family zones, and the only way out of that cap is a Payne County homestead exemption, which an LLC-titled rental cannot obtain. Licenses also expire the day the property sells and are not transferable, so a buyer applies fresh. Run a block-level density check before you go under contract, especially in the neighborhoods nearest campus, where the demand is strongest and the cap is most likely already binding. Talk to Stillwater Development Services before you underwrite an STR exit. See the fix and flip program. Subject to underwriting.
How do Stillwater property taxes work for an investor?
Figure roughly 1.15% of fair cash value, with no homestead exemption to soften it. Payne County assesses real property at 11.40% of fair cash value, and the City of Stillwater's certified 2025 rate is 101.27 mills. Applied to an investor-owned property, that works out to about $1,154 per $100,000 of value (11.40% x 101.27 mills). An investor-owned property gets no homestead exemption, which also means it can't qualify for the STR density-cap exemption above. Talk to your CPA or tax advisor about your own position. See the DSCR program. Subject to underwriting.
What does the Stillwater rental market actually look like?
A yield market, not a flip market, and the university drives it. Only 37.1% of occupied units in Stillwater are owner-occupied, so most housing here is rented. Zillow put rent at $1,405 a month in July 2026, up 7.9% year over year, against a $270,073 typical home value. Oklahoma State's Stillwater campus set an enrollment record in fall 2025, its second straight, which keeps the lease-up calendar running on the August academic cycle rather than the usual spring selling season. No flip volume or margin data exists for this market, so underwrite an exit on rent, not on a resale statistic nobody has published. See the DSCR program. Subject to underwriting.
Why does a direct lender fit a market like Stillwater?
Because the market has real texture a generic underwriting model misses. Roughly 36% of Payne County employment ran through state and local government as of December 2025, so this is close to a one-employer town riding the state's budget cycle, alongside a genuinely separate economy 25 miles east in Cushing, the NYMEX WTI delivery point. A scattered-site rental package here often mixes a campus-adjacent student rental with an oilfield-services asset in the same county. We underwrite the deal itself, not a scoring model built for a different kind of market, and we fund with our own capital. See portfolio loans. Subject to underwriting.
Serving Stillwater and nearby
StillwaterCushingPerkinsPerryGlencoeRipleyYaleMorrison
Other markets
TexasCaliforniaWashingtonNorth CarolinaColoradoOklahomaFloridaGeorgiaTennesseeAustinDallasHoustonSan AntonioFort WorthTampaAtlantaNashvilleKilleenCollege StationDentonLubbockMcAllenMidlandOrlandoFort MyersCorpus ChristiEl PasoWacoTylerJacksonvilleMiamiFort LauderdaleWest Palm BeachOklahoma CityTulsaCharlotteGreensboroRaleighSarasotaColorado SpringsDenverFort CollinsSeattleTacomaSpokaneVancouverLos AngelesInland EmpireSan DiegoSacramentoCentral ValleyBakersfieldWashington DCEverettBellinghamOlympiaTri-CitiesYakimaOrange CountyStocktonSan FranciscoOaklandNew BraunfelsGalvestonSan JoseSan Luis ObispoOxnardSanta RosaSan MarcosLaredoBoulderPuebloGrand JunctionNormanLawtonEdmondBroken ArrowEnidMuskogeeSan BernardinoSan MateoSanta BarbaraFriscoWaxahachieForneyRockwallShermanSt. LouisSt. CharlesSpringfieldColumbiaMissouriKansas CityLibertyArnoldJoplinSee the map
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.

Funding Stillwater deals fast.

Get real terms, usually same day. No obligation, no hard credit pull to start.

Apply nowTalk to us