Question 1

Do you lend across all of Texas?

Accepted Answer

Yes, and we are based here. Our office is at 3821 Juniper Trace in Bee Cave, just west of Austin, and we lend statewide, including Austin, Dallas, Fort Worth, Houston, and San Antonio. Texas has 254 counties, each with its own appraisal district, clerk recording practice, and commissioners-court-designated foreclosure sale area under Property Code section 51.002(h), so statewide generalizations break down at the county line more than they do in most states. Ask us about the county your deal sits in. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See loan programs or talk to us.

Question 2

How fast can you close in Texas?

Accepted Answer

Same-day term sheet, and funding in as few as 5 to 7 days once title and insurance come together. Texas is a deed-of-trust state that forecloses non-judicially under Property Code section 51.002, and the statute sets the calendar: sales run the first Tuesday of the month, between 10 a.m. and 4 p.m., at the county courthouse, on at least 21 days' posted and mailed notice. If the first Tuesday falls on January 1 or July 4, the sale moves to the first Wednesday. The extra 20-day notice to cure applies only where the property is the debtor's own residence, so most non-owner-occupied files run the shorter track. Distressed supply here arrives in one batch a month on a fixed date, and money has to be committed before the sale, not after. Closings go through a title company's escrow desk, and since the title premium itself is fixed by the state, how fast a given company can actually close you is the thing worth shopping. Apply now. Subject to underwriting.

Question 3

Does no state income tax actually help my Texas pro forma?

Accepted Answer

It helps on the rent line and costs you on the carry line. Texas has no individual income tax, so rental income is not reduced by a state income tax, which is real for an out-of-state owner. The state makes it back on property tax: the Tax Foundation puts the effective rate at 1.40% of owner-occupied housing value for 2026, and published figures run roughly 1.2% to 1.4% depending on the county. Property tax is fixed, non-discretionary, set locally, and it does not fall when the property sits vacant. None of the homestead relief reaches an investor. The 2025 legislation that raised the school district homestead exemption to $140,000 for the 2026 tax year, approved by voters as Proposition 13, flows to owner-occupants, and the 10% annual cap on appraised value is a homestead feature too, so a rental, a flip, or a spec has neither and can reset to market when the prior owner's capped value comes off. Texas also runs a franchise tax on entities rather than a corporate income tax, which matters if you title in an LLC. Talk to your CPA about your own position.

Question 4

Is wholesaling legal in Texas, and what do I have to disclose?

Accepted Answer

Legal without a license, conditioned on written disclosure. Occupations Code section 1101.0045 lets a person acquire an option or an interest in a contract to purchase real property and then sell that option or assign that contract without a real estate license, provided two things hold: the person does not use the option or contract to engage in real estate brokerage, and the person discloses the nature of the equitable interest in writing. Since SB 1577 took effect on January 1, 2024, that written notice runs to the seller as well as to any potential buyer. Skipping it is not a paperwork technicality. Subsection (b) says doing it without the disclosure is engaging in real estate brokerage, which is to say unlicensed brokerage. If you are double closing instead of assigning, you need funds at the A-to-B table, which is what transactional funding is for. Have your attorney review your disclosure language before you use it.

Question 5

Can I shop for a title policy that costs less in Texas?

Accepted Answer

No. The state sets the premium, not the title company. Insurance Code section 2703.151 requires the Texas Insurance Commissioner to fix and promulgate title insurance premium rates, so the basic premium on a given policy amount is identical at every title company in Texas. Order No. 2025-9697 cut those basic premium rates 6.2% effective March 1, 2026, replacing the schedule that had run since 2019. Under the new schedule a $25,000 policy carries a $308 basic premium, and above $100,000 the premium is computed by formula: TDI's own worked example puts a $268,500 policy at $1,612, calculated as $268,500 minus $100,000, times 0.00494, plus $780. Budget the premium as a fixed line. What you can still shop is escrow service, endorsements, and closing-fee items, and on a deal with a hard closing date that is the part that decides whether you fund on time.

Question 6

What credit score do I need to borrow in Texas?

Accepted Answer

It depends entirely on the program. On our asset-based loans, meaning fix and flip, bridge, and ground up construction, there is no minimum score. We run credit, but it carries far less weight than it would at a bank, and weak credit is usually answered with lower leverage rather than a decline. DSCR and bank statement loans start at 640, conventional investment starts at 580, and transactional funding runs with no credit check at all. There is no hard pull to open a Texas file. Subject to underwriting.

Question 7

What is the smallest loan you will write in Texas?

Accepted Answer

$100,000 on most residential programs. Fix and flip, DSCR, and bank statement loans all start there. Portfolio loans start at $500,000 across five or more properties, and SBA starts at $350,000. At the top, fix and flip and construction run to $5,000,000, DSCR and bank statement to $3,000,000, and commercial bridge to $10,000,000. Across 254 Texas counties there is real inventory under the floor, so check the number before you tie up a contract. Subject to underwriting.

Question 8

How much do I have to put down on a Texas deal?

Accepted Answer

Anywhere from nothing to 30%, depending on the program. Fix and flip funds up to 90% of purchase plus up to 100% of rehab, so on a $400,000 Texas purchase that is $360,000 from us and $40,000 from you (400,000 x 90% = 360,000). DSCR and conventional investment run up to 80% LTV, commercial bridge up to 75%, construction up to 70% of value and 85% of cost, and SBA finances up to 90%. Transactional funding covers up to 100% of the A-to-B purchase. Subject to underwriting.

Texas Hard Money and Investor Loans

Texas-based, Texas-savvy

Direct lender, no broker

Every investor strategy

Loan programs in Texas

Texas lending questions

Funding Texas deals fast.