Skip to main content
Apply nowApply now
Direct private lending in most states
Call us anytime at 512-617-9400
Program 05
Transactional Funding in Waxahachie
Transactional funding for a Waxahachie double closing deal.
Transactional funding pays for the A-to-B leg on a double close, up to 100% of the purchase price, with flat-fee pricing and no credit check or appraisal. Waxahachie sits on Ellis County's I-35E growth corridor, where wholesale deal flow runs through new-build lots and acreage contracts as much as through distressed houses. Texas bars a transfer tax by constitutional amendment, so a double close here pays two title premiums and no transfer tax on either leg. This is business-purpose capital for investors and companies, subject to underwriting.
Same-day
funding
100%
of purchase
Days
not weeks
No credit
check
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Funding is typically same-day with flat-fee pricing and no appraisal or credit check, since the loan is repaid from the simultaneous resale. Bring us the closing docs and we handle the rest.
Who it's for
Wholesalers
Assignment and double closes
Back-to-back closings
Time-sensitive resales
Typical terms
UseFunds the A-to-B leg
LeverageUp to 100% of purchase
TermDays, not weeks
PricingFlat fee
UnderwritingNo credit / appraisal
CloseSimultaneous
*Typical terms, subject to underwriting and market conditions.
Local FAQ
Transactional Funding in Waxahachie, answered.
Do I need a real estate license to wholesale a contract on a Waxahachie property?
No, as long as you disclose it. Occupations Code 1101.0045 lets you assign a contract you are a genuine party to without a broker license, provided you do not use it to engage in brokerage and you disclose your equitable interest in writing. Since SB 1577 took effect 2024-01-01, that written disclosure has to go to the seller as well as the buyer. Miss it and the statute treats the conduct as engaging in real estate brokerage. We are a lender, not your counsel, so have a Texas real estate attorney review your contract and your disclosure language before you rely on them.
Is the seller disclosure the only paperwork on an Ellis County assignment?
No, there is a second, stacking duty. Property Code 5.0205 requires a separate written disclosure before you enter the assignment contract: to the buyer, that you hold only an option or contract interest and not legal title, and to the owner, your intent to assign. It applies whether the parcel is a Waxahachie house or a lot in one of Ellis County's new subdivisions, and it runs alongside the Occupations Code notice, not instead of it. Transactional funding moves once both disclosures and title are in order.
Is double closing a routine practice with Ellis County title companies?
No local norm is documented, so confirm it deal by deal. No Texas statute bars a double close, and no county-level rule was found for Ellis County. The one sourced practice note in our research is a law firm's, not a title-industry standard: each leg has to be separately and actually funded, and a title company generally will not close the A-to-B leg using the C buyer's money. Ask your closer directly whether they will fund and record both legs on your timeline before you rely on it.
Does a double close on a Waxahachie property owe a transfer tax?
No, on either leg. The Texas Constitution, article VIII section 29, bars the Legislature from enacting a real estate transfer tax, so an A-to-B and a B-to-C closing on the same day pay title insurance twice but transfer tax zero times. That is part of the arithmetic that makes a same-day double close workable here rather than in a state that taxes each transfer.
Can I shop for a lower title insurance rate on the two legs of a Waxahachie double close?
No, the premium itself does not vary. Texas title insurance rates are promulgated by the Texas Department of Insurance and identical at every title company in the state; TDI Order 2025-9697 cut the basic rate 6.2% effective 2026-03-01, statewide. What differs company to company is escrow and closing fees, not the premium, so comparing closers on a double close means comparing service and speed, not rate.
Where does Ellis County's wholesale and assignment inventory actually come from?
Mostly new-build lots and acreage, not tired resale houses. Ellis County's growth is concentrated in ground-up subdivision and industrial construction along the I-35E and US-287 corridors, and its assignable-contract volume follows that pattern as much as it follows distressed single-family stock. Texas is also a sale-price non-disclosure state, so an end buyer's lender leans more on appraisal and a broker price opinion than on recorded comparables, which is exactly where an aggressive assignment spread gets caught before closing.
FAQ
Transactional Funding questions, answered.
What is transactional funding, and when do I use it?
Transactional funding is short-term capital that funds the A-to-B leg of a back-to-back (double) closing, so you can resell to your end buyer (B-to-C) the same day. It is built for wholesalers and assignment deals where you need to take title briefly without using your own cash.
How much does transactional funding cost?
It is priced as a flat fee rather than an interest rate, since the money is only out for a day or two. Market pricing generally runs about 1% to 3% of the amount funded, with a dollar minimum on small deals. You also cover the normal double-close costs such as title, escrow, and recording.
How much of the purchase will you fund?
We can fund up to 100% of your purchase price on the A-to-B closing, so you bring no money to the table. The loan is repaid directly from the proceeds of your simultaneous B-to-C sale.
Do you check credit or require an appraisal?
No. Transactional funding requires no credit check and no appraisal. Approval rests on a verified, ready-to-close end buyer rather than your personal finances, which is why it can fund same-day.
What do you need to fund the deal?
Your executed A-to-B and B-to-C contracts, proof of the end buyer's funds, and a title or escrow company that allows back-to-back closings. With those in hand we can fund the same day.
How long is the loan?
Very short, usually a matter of days. It is designed to be repaid out of the same-day or next-day resale, not held like a normal loan.
Resources
Guides for Transactional Funding
Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide Transactional · 4 min read
What Is Transactional Funding? (Double Closings for Wholesalers)
Read the guide Fix and Flip · 5 min read
Can You Fund a Fix and Flip With No Money Down?
Read the guide Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
Read the guide Compare
Transactional Funding vs. other options
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 moBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio 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.
Funding Waxahachie deals fast.
Get real terms, usually same day. No obligation, no hard credit pull to start.