Question 1

Do you lend in Tyler and the rest of Smith County?

Accepted Answer

Yes, across all of Smith County. We are a Texas direct lender headquartered in Bee Cave, and we fund deals in Tyler, Lindale, Whitehouse, Bullard, Flint, Hideaway, Troup, and Winona. The Tyler MSA is defined as Smith County alone, population 252,549 in 2025, up from 234,205 in 2020, about 1.5% growth a year, every year positive. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See loan programs or talk to us.

Question 2

What will property taxes cost me on a Tyler investment property?

Accepted Answer

Budget roughly 1.63% of assessed value inside the city, with no homestead relief for an investor. The Texas Comptroller's 2025 rate table puts the City of Tyler stack at county 0.364231 plus city 0.236452 plus Tyler ISD 0.845000 plus Tyler Junior College 0.185068, which sums to about 1.630751 per $100 of value. An unincorporated parcel in Tyler ISD runs cheaper still, about 1.4632, since it carries no city rate at all. The spread across the county is real: Bullard's stack runs about 2.1658, driven mostly by Bullard ISD at 1.2469 against Tyler ISD's 0.8450, roughly $1,350 a year more on a $250,000 basis. Every rate here is tax year 2025; Smith County was still adopting 2026 rates as of mid-2026. Talk to your CPA or tax advisor about your own position. See the DSCR program. Subject to underwriting.

Question 3

Can I run a short-term rental in Tyler?

Accepted Answer

The city code has no short-term rental ordinance, but that is not the same as no oversight. A full-text search of the City of Tyler Code of Ordinances, current through the July 2026 codification, returned zero results for "short term rental," "short-term rental," and "vacation rental": no permit, no registration, no density cap. The city does levy a 9% hotel occupancy tax under Code section 2-16, and its definition of "hotel" is broad enough to plausibly reach a whole-home rental, so confirm HOT liability with the city before you list. Suburb-level STR rules in Lindale, Whitehouse, Bullard, Troup, Arp, and Winona have not been confirmed, so do not assume Tyler's posture carries over. Subject to underwriting.

Question 4

I keep hearing about severed mineral rights around Tyler. Does that affect a loan?

Accepted Answer

It can affect the title, and it has a cheap fix. The East Texas Oilfield, discovered in 1930, reaches into southeastern Smith County, and Texas law makes the mineral estate dominant over the surface: the owner of severed minerals can use the surface as reasonably necessary to develop them, and the Railroad Commission generally has no jurisdiction to referee a dispute. Read the title commitment's Schedule B mineral exception before closing and ask whether the seller is reserving minerals under TREC form 44-3. Where a reservation shows up, the Minerals and Surface Damage Endorsement, Form T-19.2, is a promulgated Texas title product priced at $50 on an owner's policy and $0 on a loan policy. No data exists on what share of Smith County parcels actually carry severed minerals, so we do not quote one. See the fix and flip program. Subject to underwriting.

Question 5

How flat is the Tyler market, and how should that change how I underwrite a deal?

Accepted Answer

Flat and slow, not falling apart, so the discipline is at purchase. Median list price in the Tyler MSA was $370,250 in July 2026, down 1.3% from a year earlier and 6.2% off the July 2022 peak, four straight years of shallow decline. Homes took a median of 66 days to sell that month, with roughly 36% of the 1,421 active listings carrying a price cut. The tenant base is a payroll story, not a boom story: 27,700 of the metro's 122,100 nonfarm jobs sit in education and health services, 22.7% of everything, anchored by UT Health East Texas and CHRISTUS Trinity Mother Frances, plus 230 resident physicians training across the UT Health East Texas system alongside the new UT Tyler School of Medicine. Gross rental yields on Zillow's value and rent data run about 6.1% to 6.9% across Tyler, Whitehouse, and Lindale. Subject to underwriting.

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