Hard Money Loans Texas

As few as five business days from a complete file. In a market where the median seller is cutting $12,000 off list, speed is the negotiating lever — a five-day close reads to a motivated Texas seller very much like cash. The realistic constraint is title and insurance, not underwriting.

Honestly: it is a better state to buy in than to flip in. Texas gross flip ROI was 5.6% in Q1 2026, third-lowest of any state, with average gross profit of $15,965 — even though 9.9% of all Texas home sales were flips. Dallas is the exception, with one of the highest flip velocities of any large U.S. metro and the strongest price growth of any large Texas city. Everywhere else, the numbers favor buying the correction, leasing, and refinancing into a DSCR loan. The calculator above runs both exits on your actual deal.

No. The Texas Constitution’s Section 50(a)(6) homestead cash-out restrictions — the 80% LTV ceiling, the 2% fee cap, the 12-day cooling-off period, the one-lien and 12-month rules — apply only to a homestead. Investment properties and second homes are expressly not eligible homesteads, so a business-purpose cash-out on a Texas rental follows standard guidelines. If a lender is quoting you 50(a)(6) constraints on a rental property, they are applying the wrong rulebook.

Our Texas program starts at 7.875% with 1 to 3 points. One Texas-specific note that most lenders will not mention: Texas applies its usury statute to business loans, not just consumer loans. Finance Code § 303.001 generally caps interest at 18% annually, with commercial lending permitted to 24% and up to 28% on loans exceeding $250,000. Texas courts look to substance over form, so fees structured to disguise interest get recharacterized. Work with a lender who prices Texas paper regularly.

More than almost any other line. Texas’s effective rate is 1.60% with a median annual bill of $4,247, ranked 6th-highest of fifty states, and county rates range roughly 1.2% to 2.5%. On a $345,000 property at 1.60% that is $5,520 a year — about two and a half months of rent. It is the reason Texas’s 7.4% gross yield does not translate into a 7.4% net yield. Model your specific county rate, not the state average.

San Antonio for a growth market that is currently a buyer’s market — the cheapest Triangle metro, sales up 16.3% year over year, 42.2% of listings cutting price. Fort Worth for growth with a firming price floor: +19,512 residents in a year, and the one Texas submarket TRERC flags with consecutive year-over-year price gains. El Paso for exit speed at 39 days on market. The Taylor–Hutto–Round Rock corridor if you believe Samsung hits its 2027 production target. Dallas specifically if flipping is the strategy.

Yes — we maintain 50 live Texas city pages, from Houston down to San Angelo, Wichita Falls, Longview and Pharr, and we lend across all 254 counties. One caution worth stating: the Texas Demographic Center projects 139 Texas counties will lose population through 2060, with 99% of statewide growth landing in existing metros and their exurban edges. In a small market, the exit is the whole deal — bring us comps, not optimism.

Yes, up to 95% loan-to-cost with draws released against inspection. Texas ground-up is one of the strongest arguments in the state right now: single-family permits are down 6.6% year to date while closed sales are up 8.6%, and eight of the fifteen fastest-growing cities in America are Texas exurbs — Celina at +24.6%, plus Princeton, Melissa, Anna, Forney, Greenville, Fulshear and Hutto. Falling supply into rising absorption is the setup that pays a builder in 2027.