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Waxahachie Hard Money and Investor Loans

A short-term rental here needs council approval unless it sits downtown.

USA Mortgage funds investors across Waxahachie and Ellis County. New construction pays impact fees at permit and meter. Property tax stacks vary sharply by city inside this county. Business-purpose loans only, terms set in underwriting.

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You work directly with the underwriters who make the final call.

Second Mortgage

A second mortgage on your Waxahachie rental, first mortgage kept.

A fixed-rate second lien on an Ellis County rental, first mortgage left in place. $50K to $1M, up to 80% CLTV. Business purpose only.

$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.

Property tax stacks vary by city

Ellis County investors pay between 1.71 and 2.17 per $100 of assessed value depending on the city, with no homestead exemption or 10% appraisal cap on investment property. Ennis carries the county's heaviest stack and Maypearl its lightest, a spread of about $1,390 a year on a $300,000 assessed value.

The yield map runs opposite the price map

Ferris and Ennis clear 7 to 8.5% gross yield on Zillow's July 2026 data while Midlothian sits near 5.4%. The county's lower-cost cities on the east and south side carry the strongest rent coverage.

Ground-up costs land at the front of the draw

Waxahachie's 2025 impact fee update puts roughly $12,700 on a single-family house, due at permit and water meter issuance rather than spread across the build. A lot inside one of the county's PID or MUD districts can add a full extra point of tax on top.

Loan programs in Waxahachie

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

Second Mortgage in WaxahachieFix and Flip in WaxahachieRental / DSCR in WaxahachieGround-Up Construction in WaxahachieCRE Bridge in WaxahachieTransactional Funding in WaxahachieBank Statement / No-Doc in WaxahachieConventional Investment in WaxahachiePortfolio Loans in WaxahachieCRE Permanent in WaxahachieSBA Financing in Waxahachie

Waxahachie lending questions

Can I underwrite a short-term rental in Waxahachie?
Only with a case-by-case permit outside downtown. Waxahachie's Ordinance 3414 (2023-10-16) requires annual registration for every short-term rental, but a Specific Use Permit approved individually by the Planning and Zoning Commission and City Council is also required in every zoning district except the Central Area. Registration costs $300 a year and the SUP itself runs $500 plus $10 per acre. Only the downtown Central Area operates on registration alone. Underwrite an SUP-dependent exit as discretionary, not guaranteed, and confirm the zoning with the city before closing. See the DSCR program.

Sources: waxahachietx.gov

How much do property taxes vary across Ellis County?
By nearly half a percentage point of assessed value, depending on the city. The county-plus-lateral-road rate is 0.255778 plus 0.018214, or 0.273992 combined, and that hits every parcel before a city or school rate is added. Stacked totals for 2025 run from 1.7066 per $100 in Maypearl to 2.1699 in Ennis, a spread of 0.4633, which is about $1,390 a year on a $300,000 assessed value (300,000 / 100 x 0.4633 = 1,389.90). Investment property gets no homestead exemption and no 10% appraisal cap. Pull the parcel's actual rate before underwriting the hold, and talk to your CPA about your own position. See the DSCR program.

Sources: ellistaxoffice.com

Is Waxahachie a flip market or a construction market?
Ground-up and bridge first, yield second, flips third. Ellis County's dominant activity is new subdivision and industrial construction along I-35E and US-287, not distressed resale, and no county-level flip data exists to publish. Mid-tier home values across the county's priced cities were flat to slightly negative in the year to July 2026 even as population grew roughly 5% a year, the classic pattern of supply catching up to demand. Build and lease a Waxahachie hold rather than underwrite it on appreciation. See the construction program.
Does downtown Waxahachie's historic district affect a rehab timeline?
Yes, a permit cannot issue until a preservation review clears. Waxahachie has two historic overlay districts, the Downtown Historic Overlay and the Oldham Avenue Historic Overlay, and any alteration, restoration or new construction inside either one, or on an individually designated resource, needs a Certificate of Appropriateness from the Heritage Preservation Commission before a building permit issues. That review step sits ahead of ordinary permitting and is a schedule risk a 6-month bridge has to absorb. Outside the two overlays, standard permitting applies. See the fix and flip program.

Sources: waxahachietx.gov

Why does a direct lender fit Ellis County's growth?
Because the county's fixed costs land early and a bank's committee timeline does not. Waxahachie's 2025 impact fee update puts roughly $12,700 on a single-family house, due at permit and water meter issuance rather than spread across the build, and a lot inside one of the county's PID or MUD districts can add a full extra point of tax on top. Ellis County also grew roughly 25% from the 2020 census to the 2025 estimate, so timing a construction draw against a moving fee schedule matters. We underwrite with our own capital and no outside credit committee, so a scenario gets a decision from the people who reviewed the file. Apply now. Subject to underwriting.
Serving Waxahachie and nearby
WaxahachieMidlothianEnnisRed OakFerrisOvillaPalmerMaypearl
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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 2026-09-04.

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