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Program 07
Conventional Investment in Waxahachie
Conventional investment loans sized to Waxahachie and Ellis County pricing.
We offer conventional financing up to 80% LTV on non-owner-occupied 1-4 unit investment property, with 30-year fixed and ARM options, documented income, and credit from 580, for purchase or refinance. Most of Ellis County's cities price inside conventional's usual bracket, and we help you weigh it against DSCR so you land on the structure that actually fits your file and your target city. Business-purpose loans only, subject to underwriting.
Non-owner
occupied
30-yr
fixed avail.
80%
max LTV
Low
rates
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
For investors who qualify conventionally, this is usually the lowest-cost long-term money on a buy-and-hold. We help you weigh it against our DSCR and bank-statement programs so the loan matches your file and your goals.
Who it's for
Buy-and-hold investors
Non-owner-occupied 1-4 units
Borrowers who document income
Purchase or refinance
Typical terms
PropertyInvestment, non-owner-occ
Max leverageUp to 80% LTV
Term30-yr fixed / ARM
IncomeDocumented
CreditFrom 580
UsePurchase or refi
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Conventional Investment in Waxahachie, answered.
Does conventional financing cover most of Ellis County's price points, or only the county seat?
It covers most of the county, not just Waxahachie. As of July 2026, seven of the county's ten priced cities sat between $251,783 (Milford) and $381,935 (Maypearl) on Zillow's mid-tier home value index, comfortably inside conforming loan territory, and Waxahachie itself was $371,652. A documented, full-underwriting conventional loan fits that range without stretching into jumbo sizing. Values move, so confirm the current figure and loan limit against your target parcel before locking a rate.
What happens if I'm buying in Midlothian or Ovilla instead of Waxahachie?
That's where conventional sizing starts to strain, and it's worth flagging before you underwrite the deal. Ovilla's July 2026 mid-tier value was $505,213 and Midlothian's was $456,509, both well above the rest of the county, and that is where conventional sizing starts to strain: the same 80% LTV means a materially larger loan and a larger down payment against rents that do not scale with the price. Confirm your file against the current conforming loan limit before assuming the same 80% LTV structure applies at that price point the way it does in Waxahachie, Ennis, or Red Oak.
When does conventional beat DSCR on a Waxahachie or Ellis County deal?
When the property's rent alone wouldn't clear a DSCR loan's coverage ratio, which is common on the higher-value west side of the county. The county's yield map runs backwards from its price map: gross yields (annualized rent over mid-tier value) ran about 5.6% in Waxahachie and 5.4% in Midlothian, against 8.5% in Ferris and 7.4% in Ennis. A well-documented borrower with full income can often qualify more easily on conventional than on DSCR at the higher-priced, lower-yield end of the county, where a DSCR loan's rent-to-value math is tightest. These are gross figures with no expense data behind them, not published cap rates.
Does Texas's tax structure change the hold math on a conventional Ellis County loan?
Yes, in the state's favor, but property tax offsets part of it. Texas has no state individual income tax, so a conventional loan's long-term rental income is not reduced by a state tax on the way in. Ellis County's own investor tax stack, however, runs a real spread by city, from about 1.71 per $100 of value in Maypearl up to about 2.17 in Ennis, with no homestead exemption and no 10% appraisal cap on non-owner-occupied property. Run the specific city and parcel through your CPA before you finalize the hold math.
Does the improvement district on a lot affect a conventional purchase in Ellis County?
It can, and it's worth checking before you close. Over twenty public improvement districts and municipal management districts are named on the Ellis County Tax Office's PID sheet, several carrying rates of 0.60 to 1.00 per $100 on top of the standard stack, and others billing a per-lot assessment that shows no ad valorem rate at all. A conventional loan qualifies the borrower and the property the same way regardless of the district, but the district's annual bill is part of the carry your file needs to support. Confirm the parcel's district status with the appraisal district before underwriting.
Are there Ellis County cities where I shouldn't assume the same conventional structure applies?
Treat every city on its own price point rather than assuming one structure fits the county. Ellis County spans a roughly $253,000 spread in mid-tier values, from Milford's $251,783 up to Ovilla's $505,213 as of July 2026, and city, ISD, and overlay tax rates vary just as widely. A conventional loan applies the same underwriting logic everywhere, but loan sizing, coverage math, and the tax carry all shift by city, so confirm the current numbers for your specific target before treating a Waxahachie deal and an Ovilla deal as interchangeable.
FAQ
Conventional Investment questions, answered.
What is a conventional investment property loan?
It is standard, competitively priced financing for a non-owner-occupied investment property, the long-term loan you take when your file fits the conventional box. It usually carries a lower rate than a bridge or DSCR loan, in exchange for full documentation.
How is it different from a DSCR loan?
A conventional loan qualifies on your documented personal income and credit, while a DSCR loan qualifies on the property's rent. Conventional pricing is often lower if you can document your income and you are within the limit on financed properties; DSCR is easier to scale and skips the income docs. We compare both and put you in the one that fits.
How much do I need to put down?
Plan on roughly 20% to 25% down on an investment-property purchase, with the best pricing at lower leverage and higher credit. Cash-out refinances are typically capped a bit lower than purchases.
What credit score do I need?
Conventional investment financing generally wants a credit score around 580 or higher, and your rate improves meaningfully as your score and reserves go up. We will tell you up front where your file lands.
What can I use it for?
Purchases, rate-and-term refinances, and cash-out refinances on non-owner-occupied 1-4 unit investment property. If you will live in the property, that is owner-occupied financing, which we refer to a trusted partner rather than originate here.
What documents are required?
Because it is fully documented, expect to provide income verification, tax returns, bank statements, and the standard conventional paperwork. If that documentation is a hurdle, our DSCR and bank-statement programs are the no-tax-return alternatives.
Resources
Guides for Conventional Investment
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
Read the guide Bank Statement / No-Doc · 5 min read
Bank Statement and No-Doc Loans for Self-Employed Investors
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide More in Waxahachie
Other programs in Waxahachie
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 requiredPortfolio LoansMultiple properties, one loanCRE 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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