TX · San Antonio
Bridge, Flip & Construction
Loans in San Antonio, TX
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in San Antonio, $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 San Antonio and Bexar County: ground-up construction loans for spec homes, 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.
Most of what we finance in San Antonio is new construction and the hold: spec homes and rental communities on the north and east sides and along the I-35 corridor toward New Braunfels, then long-term DSCR loans on the leased homes. Because our loans start at $1M, the files we see are multi-house builds, rental communities, larger renovations and rental portfolios.
Investors based outside the US borrow on the same terms as Texas builders and operators. 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.
San Antonio Market Highlights
Build-to-Rent Pipeline
About 1,700 build-to-rent units under construction in San Antonio in May 2026 (RealPage).
I-35 Growth Corridor
New subdivisions toward New Braunfels and the northeast suburbs supply lots for spec and build-to-rent.
Military and Healthcare Base
Joint Base San Antonio and the South Texas Medical Center anchor long-term rental demand.
Flips Under Pressure
The typical San Antonio flip posted a 0.3% loss in ATTOM's Q2 2026 report. A flip here needs a clear spread.
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
Alamo Heights
Olmos Park
Monte Vista
Tobin Hill
King William
Southtown
Stone Oak
Helotes
Schertz
Converse
New Braunfels
Boerne
Property Types We Finance
Spec Homes
Build-to-Rent
Single-Family
2-4 Units
Small Multifamily (5-9)
Condos & Townhomes
SFR Portfolios
Renovation Projects
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 San Antonio deals
- Spec and build-to-rent on the north and east sides. Ground-up construction up to 85% of cost for spec homes and rental communities of houses, duplexes and townhomes in the growth areas toward Stone Oak, Schertz, New Braunfels and Boerne. RealPage counted about 1,700 build-to-rent units under construction in San Antonio in May 2026. Many newer subdivisions sit in a municipal utility district with its own tax, which goes into the numbers.
- Rentals and portfolios. DSCR loans up to 80% of value to hold finished build-to-rent homes and stabilized rentals, including SFR portfolios. San Antonio's large military and healthcare employment base is one reason investors hold here, and the loan is sized on the property's rent against the debt.
- Land, acquisition and cash-out bridge. Bridge loans up to 80% of value to buy lots or land in Bexar, Comal or Guadalupe 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.
- Renovations, and why we are careful with flips. Neighborhoods close to downtown, such as Tobin Hill, Monte Vista and King William, have older buildings that need full renovations, financed up to 90% of cost. Some are historic districts, where exterior changes need city approval. In ATTOM's Q2 2026 report the typical San Antonio flip posted a 0.3% loss, the weakest result of US metros over one million people, so a flip here needs a clear spread over all-in cost on recent sold comps, or a rental fallback.
See all Texas markets on our Texas page, or what we fund.
Investing in San Antonio from outside the US
If you are buying in San Antonio 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
What do you finance in San Antonio?
Mainly ground-up construction for spec homes, 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.
Can I finance a San Antonio build-to-rent community or rental portfolio?
Yes. A construction loan up to 85% of cost funds the build, and a DSCR loan up to 80% of value holds the leased homes, including several single-family rentals in one LLC, sized on the portfolio's rent against the debt.
Can a foreign national finance a San Antonio 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 San Antonio 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
Can I still get a fix and flip loan in Texas in 2026?
What a lender needs to see when typical Texas flip margins are this thin.
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.
How a Foreign National Uses a US LLC and a DSCR Loan
The structure a non-resident uses to build or buy, then hold, US rental property.
How a Construction Loan Draw Schedule Works
How draws are requested, inspected and released during a spec or build-to-rent project.
Can a Mexican Citizen Finance US Investment Property?
The US LLC structure, the documents, and how the loan is underwritten without US credit.
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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