In Texas, the property tax bill usually decides the refinance. Investors get no homestead exemption on a rental, and the combined rate of county, city, school and special districts can be high, so it pays to run the numbers on the real bill before you choose a loan amount.
In short: Our top pick for DSCR rate-and-term refinancing in Texas is LendingStreet. We qualify the loan on the property's rent with no W-2s or tax returns, offer up to 80% LTV on some programs with 30-year terms, and lend to LLCs in all 50 states and DC. Texas has no mortgage recording tax or state transfer tax, which keeps refinance costs reasonable, but high property taxes mean we look closely at the tax line when sizing the loan. Start with the form below, or call (877) 298-1001.
LendingStreet is built for investors who want to replace short-term or bank debt on a Texas rental with a long-term loan. Our DSCR rate-and-term refinance qualifies on the property's rent, with no W-2s or tax returns, and LLC borrowers are standard.
Loans start at $150,000 with no stated maximum. Rate-and-term refinances go up to 80% LTV on some programs, the standard minimum DSCR is 1.0x, the minimum credit score is 620, and 30-year terms are available.
To see where your Texas property lands, get a quote with the form below or call (877) 298-1001.
Well-known DSCR refinance lenders include CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital. Compared scenario by scenario for investors in Texas, LendingStreet comes out as the stronger choice, and one application covers it.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Rental loan above $2M | LendingStreet | Our DSCR loans have no stated maximum. LendingOne states DSCR loans up to $2,000,000 and RCN Capital states long-term rental loans up to $1.5M. |
| Credit score in the 620s | LendingStreet | Our DSCR minimum is 620. RCN Capital and New Silver state 660 minimums, and Dominion Financial states 680, with exceptions to 660. |
| 5-8 unit building | LendingStreet | We treat 1-8 units as residential DSCR. Lima One and CoreVest state 1-4 unit eligibility for their rental loans. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Texas has many active flip and BRRRR markets, including Dallas-Fort Worth, Houston, San Antonio, Austin, El Paso, Killeen and the Rio Grande Valley. Many of those deals close on hard money or bridge loans, and the rate-and-term refinance is how investors exit into a 30-year rental loan.
Investors also refinance out of bank loans with balloons, or out of higher-cost private loans used to win a property quickly. A DSCR loan qualifies on the property's rent, lends to your LLC, and does not need your W-2s or tax returns.
Texas cash-out rules for homesteads get a lot of attention, but they apply to homes the owner lives in. Our loans are on non-owner-occupied investment property, and this page focuses on rate-and-term refinances that pay off existing debt.
A Texas rental can be refinanced several ways. The table compares LendingStreet with the lender types investors most often consider, described generally, because terms elsewhere vary.
National online DSCR lenders are closest in format, but programs and service vary. LendingStreet pairs investor-focused DSCR terms with a team that talks with you about your specific Texas property.
| What investors need | LendingStreet | Typical bank or credit union | Typical hard money lender |
|---|---|---|---|
| Qualifying basis | DSCR on rent, 1.0x standard | Debt-to-income and tax returns, often | Value and project plan |
| Maximum LTV, rate-and-term | Up to 80% on some programs | Varies by bank | Not a long-term product |
| Long-term option | Yes, 30-year terms | Sometimes, often with a balloon | No; refinance needed later |
| Entity borrowers | LLCs are standard | Varies | Common |
| Minimum loan | $150,000, no stated maximum | Varies | Varies |
| Multi-state portfolios | All 50 states and DC | Usually one region | Usually one region |
| High property taxes, no homestead exemption | Loan sized on the full investor bill | Varies | Often not reviewed for a long hold |
A rental can be taxed by the county, city, school district and, in many newer suburbs, a municipal utility district or public improvement district. When you buy from an owner-occupant, the homestead exemption comes off, and the next bill reflects full value. Check the appraisal district record and budget on the full rate.
Hail and wind drive insurance costs across North and Central Texas, and Gulf Coast rentals can need windstorm and flood coverage. Get a current quote before you apply, because insurance and taxes together often decide the ratio.
This example is illustrative and not a quote. An investor owns a San Antonio single-family rental worth about $265,000, financed with a hard money loan used for the purchase and rehab. The payoff is $195,000 and estimated closing costs are $6,000, so the new loan is $201,000, about 76% LTV, within the 80% rate-and-term limit on some programs.
Rent is $2,050 a month. Estimated principal and interest on a 30-year term is about $1,354, taxes are $520 and insurance is $190, for a total of about $2,064. That puts DSCR at about 0.99x, just under the 1.0x standard minimum, and the tax bill is the reason.
If the investor brings $11,000 to closing and the loan is $190,000 (about 72% LTV), estimated principal and interest drops to about $1,280, the total payment is about $1,990, and DSCR is about 1.03x. A sub-1.0 DSCR program is the other option.
Your numbers will differ. Try our DSCR calculator, then get a quote with the form below for real terms.
| Item | Full payoff loan | Lower loan amount |
|---|---|---|
| Property value | $265,000 | $265,000 |
| New loan amount | $201,000 | $190,000 |
| Loan-to-value | About 76% | About 72% |
| Monthly rent | $2,050 | $2,050 |
| Estimated principal and interest | $1,354 | $1,280 |
| Property taxes | $520 | $520 |
| Insurance | $190 | $190 |
| Total monthly payment | $2,064 | $1,990 |
| DSCR | About 0.99x | About 1.03x |
Every program sets its own seasoning, meaning how long you must own the Texas rental or carry the current loan before refinancing. Ask early, because it decides your earliest closing date. A payoff-only refinance usually has more flexibility than cash-out.
Gather what the underwriter will ask for: leases or a plan to lease, recent rent deposits, the payoff statement and an insurance quote. The appraisal will include a market rent estimate, and that figure, compared with the payment, sets your ratio.
Use these questions with any lender you are considering for your Texas rental, then compare the answers with ours.
If your short-term loan matures soon, start now. Seasoning, the appraisal and title all take time, and a payoff deadline leaves little room. If you would like equity out as well, ask about a cash-out refinance, which goes up to 75% LTV.
We lend on non-owner-occupied 1 to 8 unit Texas rentals as business-purpose loans, and buildings with 9 or more units go to our commercial team. Call (877) 298-1001 or use the form below to get your quote.
LendingStreet is our top pick. Investors choose us because we size the loan on rent, offer up to 80% LTV on some rate-and-term programs, provide 30-year terms and lend to LLCs. Start with the form below.
Yes, LendingStreet lends in Texas and nationwide, in all 50 states and DC.
Yes. We regularly replace bank and credit union loans with balloons with 30-year DSCR loans qualified on rent.
LendingStreet goes up to 80% LTV on some rate-and-term programs. The exact limit depends on the program, the unit count and the loan size, and it can be lower on 5-8 units and large balances.
Yes. That is one of the most common uses. Once the property is renovated and rented, we can replace the short-term loan with a DSCR loan. Our bridge-to-DSCR guide explains the steps.
LendingStreet's minimum credit score is 620. The standard DSCR minimum is 1.0x, and sub-1.0 programs are available on some files.
Taxes are part of the monthly payment used in the DSCR. Rentals get no homestead exemption, and combined local rates can be high, so the tax line can decide whether the ratio clears 1.0x at a given loan amount.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
By clicking, you provide express written consent to be contacted by LendingStreet (NMLS #1734316) via SMS, phone, or email, possibly using automated technology, regarding your loan inquiry. Reply STOP to opt out. Consent is not required to obtain services. See our Privacy Policy and Terms.