TX Market
Bridge, Flip & Construction
Loans in Texas
Bridge, fix & flip, construction, renovation and DSCR loans for investors buying in Texas, from the US or abroad, on the same terms. $1M to $5M. Foreign nationals welcome.
Texas permits more new houses than any other state. Permits were issued for 140,579 single-family homes in 2025, ahead of Florida (111,173) and about 15% of the US total, according to the US Census Bureau's Building Permits Survey. Our Texas lending follows that: ground-up construction loans for spec homes, build-to-rent communities and small multifamily up to 9 units, bridge loans for land-to-build, acquisitions and cash-out, and DSCR loans to hold the finished rentals. Loans run from $1M to $5M.
Build-to-rent is concentrated in the same metros. In May 2026 RealPage counted about 3,700 build-to-rent units under construction in Dallas-Fort Worth, second in the US after Phoenix, about 3,000 in Houston and about 1,700 each in Austin and San Antonio. A build-to-rent project is two loans in sequence: construction up to 85% of cost, then a DSCR loan up to 80% of value once the homes are leased.
We also finance fix & flip and renovation up to 90% of cost, but flips are a smaller part of our Texas book. ATTOM's Q2 2026 report put the typical Texas flip's gross profit at $8,083, a 2.8% gross return, against 21.5% nationally. A Texas flip needs a clear spread between all-in cost and recent sold comps before we size it.
We lend to local builders and operators and to investors buying from abroad on the same terms. Texas was the third-largest state for foreign purchases of US residential property in the National Association of Realtors' 2026 international transactions report (12% of foreign purchases, behind Florida and California). A non-US investor borrows through a US LLC with no US credit history required.
Term sheets go out in 24-48 hours and a clean file closes in about two weeks. Business-purpose lending only, on non-owner-occupied property. Larger commercial deals are placed through our capital-partner network.
Texas Market Highlights
Most Single-Family Permits
140,579 single-family homes permitted in Texas in 2025, the most of any state (US Census Bureau, Building Permits Survey).
Build-to-Rent Pipeline
About 3,700 BTR units under construction in Dallas-Fort Worth, 3,000 in Houston and 1,700 each in Austin and San Antonio (RealPage, May 2026). We finance the build and the DSCR loan that holds it.
Thin Flip Margins
ATTOM's Q2 2026 report put the typical Texas flip's gross return at 2.8%, against 21.5% nationally. Flips are financed, but only with a clear spread.
Non-Judicial Foreclosure
Deed of trust with power of sale, first-Tuesday trustee sales after 21 days' notice (Property Code 51.002).
Promulgated Title Rates
Title premiums are set by the Texas Department of Insurance, so title cost is fixed and known before closing.
Foreign Capital
Texas ranked third among states for foreign purchases of US residential property in NAR's 2026 report.
Cities We Serve
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.
Texas financing by asset class
Each asset class has distinct financing dynamics in Texas. Browse the asset-specific pages for market context, loan products, and FAQs.
TX · Single Family & 1-4 Unit
Texas Single Family & 1-4 Unit →
Bridge, renovation and DSCR loans on Texas houses and 2-4 units, $1M-$5M, plus land-to-build bridge.
TX · Fix and Flip
Texas Fix and Flip →
Texas fix and flip loans up to 90% LTC, $1M-$5M, for US and foreign investors.
TX · Ground-Up Construction
Texas Ground-Up Construction →
Ground-up construction loans for Texas spec homes, build-to-rent and 5-9 unit builds, up to 85% LTC, $1M-$5M.
TX · Build-for-Rent
Texas Build-for-Rent →
Texas build-to-rent loans: ground-up up to 85% LTC, then a DSCR take-out once leased.
TX · Small Multifamily (5-9 Units)
Texas Small Multifamily (5-9 Units) →
Bridge, renovation and ground-up loans on Texas 5-9 unit residential buildings, $1M-$5M, for US and foreign investors.
TX · Industrial
Texas Industrial →
We place Texas industrial deals via our capital-partner network, not in-house.
TX · Mixed-Use
Texas Mixed-Use →
We place Texas mixed-use deals via our capital-partner network, not in-house.
Other US Markets
We finance investment property for US and foreign investors in other markets too.
FL
Florida →
No-tax growth market, Miami, Orlando, Tampa
CA
California →
Spec builds and flips, Los Angeles, Bay Area, San Diego
NY
New York →
1-4 unit and small multifamily, NYC, Brooklyn, Long Island
AZ
Arizona →
Flips and build-to-rent, Phoenix, Scottsdale, Tucson
GA
Georgia →
Flips and spec builds, Atlanta metro
TN
Tennessee →
Build-to-rent and rentals, Nashville, Memphis
NC
North Carolina →
Spec builds and flips, Charlotte, Raleigh
CO
Colorado →
Flips, infill and rentals, Denver metro
IL
Illinois →
Two-flats, flips and rentals, Chicago
OH
Ohio →
Flips and buy-and-hold, Columbus
WA
Washington →
Infill and middle housing, Seattle
VA
Virginia →
Flips and rentals, Richmond
SC
South Carolina →
Flips and coastal rentals, Charleston
MT
Montana →
Higher-price builds and rentals, Bozeman
NJ
New Jersey →
Flips and small multifamily, Jersey City, Newark
PA
Pennsylvania →
Rehabs and flips, Philadelphia, Pittsburgh
MO
Missouri →
Flips and rentals, St. Louis, Kansas City
Have a deal in Texas?
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Submit a DealWhat is specific about lending in Texas
- Non-judicial foreclosure. Texas loans are secured by a deed of trust with a power of sale. Under Texas Property Code section 51.002, a trustee sale is held on the first Tuesday of the month at the county courthouse, after at least 21 days' notice. Lenders price that predictability into leverage and speed.
- Title premiums set by the state. The Texas Department of Insurance promulgates title insurance premium rates, so the owner's and lender's policy premiums on a given price are the same whichever title company you use. Title cost is a known number in the budget, not a negotiation.
- No transfer tax. Texas levies no real estate transfer tax, and the state constitution prohibits one. A buyer's closing costs are title, recording, lender fees and prepaid items.
- Non-disclosure state. Sale prices are not public record in Texas. Appraisers rely on MLS data and disclosed sales, so a clean set of recent comparable sales matters more than in most states, both for the as-is value and for the after-repair value on a flip.
- Property tax is the main carrying cost. There is no state income tax on individuals, and local property tax carries the load instead. Homestead exemptions do not apply to investment property, and many newer subdivisions sit inside a municipal utility district (MUD) that levies its own tax. We underwrite the full tax bill, MUD included, on every spec and build-to-rent file.
- Franchise tax on the LLC. An LLC doing business in Texas is subject to the state franchise tax. Below the no-tax-due threshold ($2.65M of annualized revenue for reports due in 2026 and 2027, per the Texas Comptroller) it owes no tax but still files an annual information report.
Texas financing by project type:
Buying in Texas from outside the US:
Frequently asked questions
What do you finance in Texas?
Mostly ground-up construction: spec homes, build-to-rent communities of houses, duplexes, fourplexes and townhomes, and small multifamily up to 9 units. Around that, bridge loans for land-to-build, acquisitions and cash-out, and DSCR loans to hold the finished rentals. Fix & flip and renovation are also available. Loans run from $1M to $5M, business-purpose only.
How does a Texas build-to-rent project get financed?
As two loans in sequence. A construction loan up to 85% of cost funds the build, with draws released against inspected work, then a DSCR loan up to 80% of value refinances the homes once they are leased. We look at the DSCR take-out before the first draw, with the reassessed property tax and any MUD tax in the numbers.
Can you finance the land before construction starts?
Yes. A bridge loan up to 80% of value can fund the lot or land acquisition, or a cash-out on land already owned, while plans, permits and utilities are finished. The construction loan then takes over at the first draw.
Why is construction your main Texas product rather than flips?
Because that is where the Texas numbers are. Texas led every state in single-family permits in 2025 (US Census Bureau), while ATTOM's Q2 2026 report put the typical Texas flip's gross return at 2.8%, against 21.5% nationally. We still finance flips up to 90% of cost, but a Texas flip needs a clear spread between all-in cost and recent sold comps.
How much leverage is available in Texas?
Up to 85% of cost on ground-up construction, up to 80% of value on bridge and DSCR loans, and up to 90% of cost on fix & flip and renovation. The fee is 1-2% of the loan, paid at closing, with no upfront fees.
Can a foreign national finance Texas investment property?
Yes. The loan is made to your US LLC and underwritten on the property and the business plan, not on a US credit history, so a non-resident borrows on the same terms as a US investor. No Social Security number is required. If the LLC is formed outside Texas, it still has Texas franchise tax filings once it does business in the state.
Is Texas a judicial or non-judicial foreclosure state?
Non-judicial. Texas loans use a deed of trust with a power of sale, and trustee sales take place on the first Tuesday of the month after at least 21 days' notice under Texas Property Code section 51.002.
How fast can you close in Texas?
Term sheets go out in 24-48 hours, and a clean file closes in about two weeks. Title cost is known up front because Texas title premiums are set by the Texas Department of Insurance.
Texas City Guides
Construction, build-to-rent and bridge financing in each major Texas metro, with DSCR for the hold.