TX · Austin
Bridge, Flip & Construction
Loans in Austin, TX
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in Austin, $1M to $5M, term sheet in 24 to 48 hours. For US investors and foreign nationals on the same terms.
Passy Capital finances real estate investors who build, buy and renovate residential investment property in Austin, Travis County and the surrounding cities: ground-up construction loans for spec homes, small-lot infill, build-to-rent communities and small multifamily up to 9 units, bridge loans for land, acquisitions and cash-out, and DSCR loans to hold the finished rentals. Fix & flip and renovation loans are also available. Loans run from $1M to $5M, with a term sheet in 24-48 hours and closing in about two weeks on a clean file.
Austin's HOME code changes reshaped infill: up to three units on a single-family lot and a 1,800 square foot minimum lot size. Builders now split and rebuild lots in central neighborhoods, while the suburban ring supplies lots for spec homes and rental communities. We underwrite each project on cost, the permit path and current comparable sales.
Investors based outside the US borrow on the same terms as Austin builders. The loan is made to your US LLC and underwritten on the property, so no US credit history and no Social Security number are required. Business-purpose lending only, on non-owner-occupied property.
Austin Market Highlights
Three Units Per Lot
HOME Phase 1 (December 2023) allows up to three housing units on a single-family lot in Austin.
1,800 Sq Ft Lots
HOME Phase 2 (May 2024) reduced the minimum residential lot size from 5,750 to 1,800 square feet.
Build-to-Rent Pipeline
About 1,700 build-to-rent units under construction in Austin in May 2026 (RealPage), mostly in Williamson and Hays counties.
Thin Flip Margins
A 2.8% gross return on the typical Austin flip in ATTOM's Q2 2026 report, against 21.5% nationally.
Non-Judicial Foreclosure
Texas deeds of trust carry a power of sale, with first-Tuesday trustee sales after 21 days' notice.
Same Terms From Abroad
Foreign nationals borrow through a US LLC with no US credit history and no foreign-national premium.
Key Submarkets
East Austin
Mueller
Hyde Park
Crestview
Allandale
Travis Heights
Zilker
Round Rock
Pflugerville
Cedar Park
Leander
Kyle
Property Types We Finance
Spec Homes
Small-Lot Infill
Build-to-Rent
Single-Family
2-4 Units
Small Multifamily (5-9)
Condos & Townhomes
SFR Portfolios
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
How we finance Austin deals
- Infill under the HOME code changes. Austin's HOME amendments allow up to three housing units on a single-family lot (Phase 1, adopted December 2023) and cut the minimum residential lot size from 5,750 to 1,800 square feet (Phase 2, adopted May 2024). That makes small-lot spec builds and multi-unit infill feasible on lots that used to hold one house. We finance the construction up to 85% of cost.
- Build-to-rent in the suburban ring. Round Rock, Pflugerville, Leander, Kyle and the other surrounding cities supply lots for spec homes and rental communities. RealPage counted about 1,700 build-to-rent units under construction in Austin in May 2026. Many sit in a municipal utility district with its own tax, which we include in the DSCR test on the finished rentals.
- Land, acquisition and cash-out bridge. Bridge loans up to 80% of value to buy lots or land in Travis, Williamson or Hays County while plans, permits and utilities are finished, to close an acquisition that has to move fast, or to take cash out of land or a finished project until it sells or moves to DSCR.
- Flips and renovation, where the spread is clear. Renovation loans up to 90% of cost for older houses in central neighborhoods. The typical Austin flip earned a 2.8% gross return in ATTOM's Q2 2026 report, against 21.5% nationally, and Texas sale prices are not public record, so we size a flip on recent MLS sold comps and need a clear spread over all-in cost.
See all Texas markets on our Texas page, or what we fund.
Investing in Austin from outside the US
If you are buying in Austin from outside the United States, financing is usually where the process stalls: no Social Security number, no US credit history, and no retail bank willing to underwrite a foreigner. We lend to your US LLC instead, underwrite the property rather than a US profile you have no way to build, and charge no foreign-national premium for it.
Frequently asked questions
Do you finance multi-unit infill under Austin's HOME rules?
Yes. Ground-up construction on an infill lot, including two or three units built under HOME, is financed up to 85% of cost with draws released as work is inspected. We review the plans, permits, budget, the builder's track record and the exit comps.
What loans do you offer for Austin investment property?
Mainly ground-up construction for spec homes, infill, build-to-rent and small multifamily up to 9 units, bridge loans for land, acquisitions and cash-out, and DSCR loans for the hold. Fix & flip and renovation loans are also available. Loans run from $1M to $5M.
Do you finance flips in Austin?
Yes, up to 90% of cost, but Austin flip margins were thin in ATTOM's Q2 2026 report (a 2.8% gross return on the typical flip), so the deal needs a clear spread between all-in cost and recent sold comps.
Can a foreign national finance a Austin build or rental?
Yes. The loan is made to your US LLC and underwritten on the property and the business plan, so a non-resident borrows on the same terms as a US investor, with no US credit history and no Social Security number required. You do not need to travel to the US to close.
How fast can a Austin loan close?
Term sheets go out within 24-48 hours, and a clean file closes in about two weeks. The fee is 1-2% of the loan, paid at closing, with no upfront fees.
Learn More
How does a construction loan work for a Texas spec home?
Up to 85% of cost, draws after inspection, and the Texas rules to budget for.
Bridge Loan vs Construction Loan
Which product fits a land purchase, an acquisition or a ground-up build.
How a Construction Loan Draw Schedule Works
How draws are requested, inspected and released during a spec or infill project.
Do You Need US Credit to Borrow as a Foreigner?
How a non-resident qualifies for a US investment property loan without a US credit file.
More answers in investor questions, answered and the glossary of lending terms.
Other Cities in Texas
We also finance investors across other Texas markets.
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