San Antonio combines older, affordable housing near downtown with fast-growing suburbs and a large military and medical workforce. That mix creates steady flip and rental opportunities.
In short: Our top pick for hard money style financing in San Antonio is LendingStreet. We close fix and flip and bridge loans in as little as 10 days, fund up to 90% of cost and up to 100% of rehab on some programs, and offer DSCR rental loans for homes you keep. In a high property tax state, having the long-term loan planned from day one helps you set the right price.
LendingStreet is an investor lender with fix and flip, bridge and DSCR rental loans in one place. Every loan is a business-purpose loan on non-owner-occupied property. In San Antonio that means short-term, interest-only financing on 1-8 unit properties from $150,000 to $5M+, with up to 90% of cost and up to 100% of rehab on some programs.
It fits investors renovating older bungalows and cottages near downtown, 1950s and 1960s ranch homes across the West, South and East Sides, and small duplexes and fourplexes near military bases and the medical center. San Antonio has lower entry prices than Austin, which makes it attractive for investors who want to flip some homes and keep others.
The next step is simple: get a quote with the form below, or call (877) 298-1001 and talk through the deal.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital for a hard money loan for investors in San Antonio, TX, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
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 |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| 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. |
San Antonio investors usually compare LendingStreet with local hard money lenders, private money and banks. This is a general comparison; actual terms vary.
| What investors need | LendingStreet | Typical local hard money lender | Private individual lender | Local bank or credit union |
|---|---|---|---|---|
| Close quickly | As little as 10 days | Often fast; varies by lender | Can be fast; depends on the person | Usually slower; full underwriting |
| Leverage | Up to 90% of cost | Varies; often lower | Negotiated deal by deal | Often a larger down payment |
| Rehab money | Up to 100% of rehab on some programs, in draws | Varies | Varies | Often limited on distressed property |
| Long-term rental loan | DSCR refinance in-house | Usually short-term only | Rarely | Possible; often needs tax returns |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies by bank |
| Texas tax bills on the hold | Underwritten on the investor tax bill, with a clear DSCR exit | Not a focus on short-term loans | Not a focus | May require full income documents |
Close to downtown, Dignowity Hill, Government Hill, Tobin Hill and Beacon Hill have older wood-frame homes, but several of these areas sit in historic districts, so plan for design review. Southtown, the King William area and Lavaca are mostly historic and high-priced. The West Side and South Side, including Harlandale, Highland Park and Palm Heights, offer lower-priced homes for cosmetic flips.
Suburban investors look at Converse, Live Oak, Universal City and Schertz near Joint Base San Antonio-Randolph, and at Leon Valley and the Northwest Side near the medical center. New Braunfels and Seguin add growth markets to the northeast.
Texas has no state income tax and no transfer tax on deeds, so closing costs are mostly title, escrow and lender fees. The tradeoff is property tax. Combined county, city, school and special district rates are high, and investors do not get homestead exemptions, so budget on the full rate at your purchase price.
Texas loans typically use a deed of trust, and nonjudicial foreclosure sales are held on the first Tuesday of the month. Confirm current rules with a Texas title company or attorney before you close.
The city's Development Services Department issues permits for structural, electrical, plumbing and mechanical work. Properties in local historic districts or landmarked homes need review from the Office of Historic Preservation before exterior changes such as windows, siding, porches and additions.
Older San Antonio homes often sit on pier-and-beam foundations, and the clay soils here move. Foundation leveling, plumbing and electrical updates are common budget lines.
Wholesale and off-market deals are common here, and closing windows can be short. A complete package keeps the timeline realistic.
All of our loans are business-purpose loans on non-owner-occupied property, and LLC borrowers are standard.
This example is illustrative and not a quote. An investor buys a 1930s Beacon Hill bungalow for $210,000 and budgets $60,000 for foundation, systems and finishes, a total cost of $270,000. At 90% of cost, the loan is $243,000. The investor brings $27,000 plus about $6,500 in closing costs, or $33,500 in all.
The estimated interest-only payment is about $2,126 a month on the full balance. Over 5 months that is about $10,631, plus about $2,600 in taxes and insurance, for an all-in cost of about $289,731. At a $330,000 resale with about $23,100 in selling costs, the estimated profit is about $17,169 before income taxes.
To keep it, a DSCR refinance at 75% of $330,000 is $247,500, which pays off the flip loan. Estimated principal and interest is about $1,688; with $600 in taxes and $190 in insurance, the payment is about $2,478. At $2,550 rent, DSCR is about 1.03x. Notice how much of the payment is property tax.
| Line item | Amount |
|---|---|
| Purchase plus rehab | $270,000 |
| Loan at 90% of cost | $243,000 |
| Cash to close incl. closing costs | $33,500 |
| Estimated interest-only payment | $2,126 a month |
| All-in cost | $289,731 |
| Selling costs | $23,100 |
| Estimated profit before income taxes | $17,169 |
Lenders that look similar on a website can be very different at the closing table. These questions separate them quickly.
LendingStreet's answers: leverage up to 90% LTC with up to 100% of rehab on some programs; a 1.0x standard DSCR minimum when you refinance to hold (sub-1.0 programs exist); seasoning that varies by program; entity borrowing as the norm; as little as 10 days to close; and a range of $150,000 to $5M+.
San Antonio's steady rental demand, helped by the military, health care and a large university population, makes the hold exit realistic when the tax bill is budgeted honestly. A 30-year DSCR loan qualifies on rent, with no W-2s or tax returns.
Get a quote with the form below or call (877) 298-1001 to price your San Antonio deal.
Our top pick is LendingStreet. You get hard money style speed with closings in as little as 10 days, up to 90% of cost and up to 100% of rehab on some programs, plus a DSCR loan if you keep the home.
Yes. We lend across San Antonio, Bexar County and Texas, and in all 50 states and DC.
No. Texas does not charge a deed transfer tax. Property taxes are high, though, so they matter most in your numbers.
Usually because of property tax. Investors do not get homestead exemptions, so budget on the full combined rate.
Yes, but exterior changes need review from the city's Office of Historic Preservation. Build that time into your plan.
Yes. LLC borrowers are standard.
Rates start from 7.99%. Pricing depends on the property, leverage and experience.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
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