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Program 06

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.

Transactional Funding in Waxahachie, TX from USA Mortgage
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
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*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.

More Transactional Funding questions, answered on the program page

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
Browse all guides
Compare

Transactional Funding vs. other options

Comparison
Transactional Funding vs Hard Money
See the comparison
Comparison
Assignment vs Double Close
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Other programs in Waxahachie

Second MortgageKeep your first mortgageFix 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

Transactional Funding elsewhere in Texas

All Waxahachie loan programs
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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