Hard money loans for Texas real estate investors
This calculator is set to Texas. Choose a project type (fix and flip, bridge, ground-up construction or a 30-year rental loan), enter the property ZIP code and your numbers, and it prices the loan with current investor lending rules: loan amount, rate and points options, monthly payment and cash to close. It works for single-family homes, 2–4 unit buildings, condos, townhomes and PUDs anywhere in the state, from Dallas–Fort Worth and Houston to San Antonio, Austin, El Paso and smaller markets.
What's different about investing in Texas
Property taxes are high. With no state income tax, Texas counties, cities and school districts lean on property taxes. Look up the actual tax bill for the property, not a statewide average. On a flip, taxes add to holding costs every month. On a rental, they are part of the DSCR math, and a high tax bill lowers the loan the rent can support.
Insurance varies a lot by region. Gulf Coast properties face wind and flood exposure, and hail claims are common across North and Central Texas. Get an insurance quote early; it affects both your holding costs and a rental's DSCR.
Homestead rules don't apply to investment property. Texas's strict home equity rules only cover homesteads. A cash-out refinance on a rental or a flip is a business-purpose loan, so you can pull equity out without those limits.
No transfer tax. Texas has no state or local real estate transfer tax, which keeps buying and selling costs lower than in many states. Title insurance premiums are set by the state, so they are the same whichever title company you use.
Which Texas loan fits your project
- Fix and flip: purchase plus rehab, with the rehab paid out in draws. Sized against the after-repair value.
- Bridge: purchase or refinance with no rehab, for speed or to hold a property until it is ready for a long-term loan. See the bridge loan calculator.
- Ground-up construction: part of the land plus the build budget, for new homes on infill lots and in growing suburbs. See the construction loan calculator.
- DSCR rental loan: a 30-year loan qualified on the property's rent, not your income. Popular for the buy, renovate, rent and refinance strategy. See the DSCR loan calculator.
What drives your rate in Texas
The same factors as everywhere: your experience, credit score, the loan amount, the property type and, for flips, the size of the rehab compared with the purchase price. Location adjusts leverage when a property is worth far more than typical homes in its ZIP code, so enter the real ZIP for an accurate quote.
Related calculators
- Hard money loan calculator: fix and flip, bridge and construction quotes
- Bridge loan calculator: short-term loans with no rehab
- DSCR rental loan calculator: 30-year loans for rental properties
- Construction loan calculator: ground-up builds
- Florida hard money loan calculator: investor loans in Florida
- Payment calculator: monthly payments on a loan you were quoted
Frequently asked questions
Can I get a hard money loan in Texas?
Yes. Texas is one of the most active markets for investor loans, and fix and flip, bridge, ground-up construction and DSCR rental loans are all available for 1–4 unit investment properties statewide. Choose your project type and enter the Texas ZIP code to see pricing.
Do Texas home equity rules limit a cash-out refinance on a rental?
Texas's constitutional home equity rules (Section 50(a)(6)) apply to homestead property, the home you live in. A business-purpose cash-out refinance on an investment property is not a homestead loan, so those limits don't apply. The lender will usually ask you to sign a non-homestead affidavit.
How much do I need to put down on a Texas flip?
It depends mostly on experience and credit. First-time flippers with good credit can typically finance about 85% of the purchase price and all of a light or moderate rehab, capped at about 70% of the after-repair value. Experienced investors can reach 90% or more. Plan for the rest of the price plus points and closing costs.
Are Texas property taxes a problem for flips and rentals?
They are a real cost. Texas has no state income tax and relies heavily on property taxes, which are among the highest in the country. On a flip, add them to your holding costs. On a rental, they reduce the DSCR, so a high tax bill can lower the loan amount.
How fast can a Texas hard money loan close?
Often in one to three weeks, depending on the appraisal, title and insurance. Texas uses deeds of trust and title insurance is standardized, which keeps closings fairly predictable.
Ready to lock in terms? Request a free quote.
Estimates are for planning only and are not a commitment to lend.