Portfolio Loans in Waxahachie

Yes. Individual property release is part of the structure. You sell one property, the release provision lets it out from under the blanket, and the rest of the portfolio keeps running on a single consolidated payment. Because Ellis County's ten cities, Waxahachie, Midlothian, Ennis, Red Oak, Ferris, Ovilla, Palmer and Maypearl among them, all fall under one appraisal district and one tax office, the diligence on the door coming out is simpler than it would be if your portfolio straddled county lines, even though the door's own tax bill depends on which city it sits in. Say at term sheet that you expect to trade doors, so the release mechanics sit in the loan documents rather than getting negotiated at your first payoff. Subject to underwriting.

We underwrite this business-purpose, entity by entity, and the structure follows what you actually hold title in. Texas taxes entities through a franchise tax rather than a traditional corporate income tax, so an LLC holding Ellis County rental property sits inside that framework regardless of how many doors it holds or how many entities your portfolio is split across. That is a Texas Comptroller question, not a lending question, so bring your CPA into the entity conversation before you close, especially if you are consolidating properties out of separate single-purpose LLCs into one schedule for this loan. Loans are business-purpose only, made to a company or LLC, never to an individual for a residence. Subject to underwriting.

Per parcel, off the actual city stack, not a county average. Ellis County itself levies two separate line items, Ellis County at 0.255778 per $100 plus Ellis County Lateral Road at 0.018214, which sum to 0.273992 and hit every parcel in the county, and each city and school district layers its own rate on top. The combined stack runs from about 1.71 per $100 in Maypearl to about 2.17 in Ennis, a spread of roughly 46 cents per $100 inside one county, which is about $1,390 a year on a $300,000 assessed value (300,000 divided by 100 times 0.4633). None of it carries the 10% appraisal cap or homestead exemption available on an owner-occupied home, because every door on the schedule is investment property. We escrow each parcel to its own city and ISD rate rather than a blended county figure, and reappraisal in this fast-growing county is real enough that we recommend budgeting for it rather than assuming last year's bill holds. Talk to your CPA about the entity-level picture; we underwrite the property tax line.

It changes the bill, so it changes the schedule of properties we ask for. Over twenty public improvement districts, municipal management districts and municipal utility districts appear on the Ellis County Tax Office's own PID sheet, and several carry ad valorem rates as high as 0.60 to 1.00 per $100 on top of the regular city, county and school stack, enough to push a lot's total tax stack past 3.0 per $100. A number of those districts show "N/A" in the rate column, which does not mean the lot is untaxed. It means the district levies a per-lot assessment instead of an ad valorem rate, and that assessment is still an annual bill. Bring us the subdivision and lot number for every new-build door in the portfolio so we can confirm which of these overlays actually applies before we finalize escrow, rather than underwriting off the ad valorem stack alone.

Policy by policy, priced off each property, because there is no single Ellis County number to blend against. Ellis County is inland North Texas hail country and is not inside the Texas Windstorm Insurance Association's coastal territory, so a portfolio here carries no coastal wind pool or TWIA assessment exposure, but it does carry roof and hail risk and the 2% wind and hail deductibles standard across the state. A county-specific average premium for Ellis was not published anywhere we could verify; the closest sourced comparisons are the neighboring, more built-up counties, Dallas at $4,363 and Tarrant at $3,939 for 2025, both above the statewide average of $3,506. Treat those as directional bounds for a DFW-adjacent county, not as an Ellis County quote. We schedule each property's own policy and, where a lender requires it, flood coverage separately given the county's riverine exposure along Waxahachie Creek, Chambers Creek and the Trinity tributaries.

No, and this is the county's real advantage for a portfolio. Every one of the ten cities in this county, Waxahachie, Midlothian, Ennis, Red Oak, Ferris, Ovilla, Palmer, Maypearl and their neighbors, sits under one appraisal district and is billed by one county tax office, and every parcel in the county runs through the same first-Tuesday non-judicial foreclosure process at the same courthouse if a remedy is ever needed. That single-county structure is genuinely cleaner diligence than a portfolio spread across county lines, even though the tax bill and school district differ door to door. It also lets you blend the county's cash-flow doors, Ennis and Ferris values run well below Ovilla and Midlothian, with its appreciation doors under one facility rather than needing a separate lender for each. Subject to underwriting.

A portfolio or blanket loan rolls several rental properties into one loan with a single monthly payment, instead of a separate mortgage on each property. It simplifies your financing, frees up capital, and lets you scale a rental portfolio without managing a stack of individual loans.

These structures usually make sense at around five or more properties, though we can look at smaller groups. The portfolio can be a mix of single-family rentals, small multifamily, and other income property.

Yes. Most blanket loans include a release provision, so you can sell an individual property and pay down the loan by that property's allocated amount while the rest stays in place. We set the release terms up front.

We underwrite the combined cash flow and overall leverage of the portfolio, similar to a DSCR loan but across the whole group. Pricing depends on the asset mix, the leverage, and your experience, and loan amounts typically start around $500K.

Usually not. Like our DSCR program, a blanket rental loan qualifies on the portfolio's cash flow rather than your personal income, so tax returns are generally not required. We will want to see the rent roll and operating history.

Yes. A common use of a blanket loan is to consolidate existing mortgages and pull cash out of the combined equity, giving you capital to acquire more property. Cash-out leverage is set against the portfolio's value and cash flow.