Texas · Single Family & 1-4 Unit
Texas single family investment property loans.
Bridge, renovation, DSCR and fix and flip on houses and 2-4 unit property held for investment. $1M to $5M, business-purpose, term sheets in 24 to 48 hours and closing in about two weeks on a clean file, for US investors and investors based abroad alike.
By David Hodara · ·
$1M-$5M
Loan range
1-9
Units
24-48h
Term sheet
~2 weeks
Clean-file close
Texas single family & 1-4 unit market context
Most of our Texas single family lending is tied to new construction and the hold: bridge loans for lots, acquisitions and cash-out, DSCR loans on finished build-to-rent homes and rentals, and renovation of houses that will be kept. Bridge goes to 80% LTV, renovation and fix and flip to 90% of total cost, and the DSCR exit to 80% LTV. Flips are financed too, but Texas flip margins are thin (a 2.8% gross return on the typical flip in ATTOM's Q2 2026 report, against 21.5% nationally), so a resale plan needs a clear spread on recent sold comps.
Texas has no state income tax and no real estate transfer tax, and title insurance premiums are set by the state rather than negotiated. The cost that matters instead is property tax: appraisal districts can reappraise every year, an investment property gets no homestead exemption, and a purchase usually brings the assessment toward the price paid. That line can decide whether a DSCR exit clears, so it is underwritten on the post-purchase value. Texas is a non-judicial foreclosure state, and roofs with a hail-claim history get a close look from insurers in the north of the state.
Non-US investors buy Texas residential property on the same terms as US investors, through a US LLC, without a US credit history and with a remote closing.
Typical loan products for Texas single family & 1-4 unit
Each deal gets routed to the product structure that fits. Most single family & 1-4 unit deals in Texas use one of the following.
Bridge loans
Purchase, refinance or cash-out on residential investment property, interest-only, up to 80% LTV. Underwritten on the property and the exit rather than on tax returns.
Renovation loans
Value-add on a property you plan to keep: purchase and renovation budget in one facility, up to 90% of total cost, then a refinance once it rents.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Fix and flip loans
Purchase plus rehab in one loan for a resale exit, up to 90% of total cost, with the rehab budget released in draws against completed work.
Buying Texas single family & 1-4 unit from outside the US
We finance single family & 1-4 unit in Texas for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Top Texas markets we actively fund
We work single family & 1-4 unit deals across Texas, with deepest lender relationships in the metros below.
Texas single family & 1-4 unit FAQ
Who does bridge loans on Texas investment houses?
We do, from $1M to $5M: purchase, refinance or cash-out on a house or 2-4 unit held for investment, interest-only, up to 80% LTV. Business-purpose only, so the property cannot be one you live in.
How does Texas property tax affect a DSCR exit?
More than most borrowers expect. The tax line alone can move a property from qualifying to not qualifying, and lenders underwrite the assessment after the sale rather than the seller's old bill. Budget for reassessment at the price you paid, and file protests when the numbers support it.
Is there a transfer tax when I buy in Texas?
No. Texas has no state real estate transfer tax. Closing costs are mainly title insurance, whose premiums are set by the state, plus the usual recording and escrow items.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can I live in the property?
No. Every loan we make is business-purpose on non-owner-occupied investment property, lent to an entity. A property you or your family will occupy is outside what we do.
Can a foreign national finance single family & 1-4 unit in Texas?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Other Texas asset classes
Got a Texas single family & 1-4 unit deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.