Texas is one of the largest rehab markets in the country. Dallas-Fort Worth, Houston, San Antonio and Austin each have thousands of older homes, and the state's nonjudicial foreclosure calendar, no state income tax and high property taxes shape how investors buy and hold.
In short: LendingStreet is our top pick for Texas investors comparing hard money lenders. We lend $150,000 to $5M+ on 1-8 unit investment property, up to 90% of cost and up to 100% of rehab on some programs, with closings in as little as 10 days and rates from 7.99%. When a Houston or San Antonio flip becomes a rental, our DSCR loan can refinance it on the rent alone.
Texas deals are competitive, and many sellers expect a short option period and a fast closing. LendingStreet gives you hard money style speed, high leverage on the rehab and, unlike most short-term lenders, a long-term DSCR loan for the homes you keep.
Have a Texas property under contract? Get a quote with the form below or call (877) 298-1001.
Investors searching for hard money lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Texas. In every scenario below, LendingStreet is the best fit.
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. |
Texas has many local hard money lenders and private lenders, especially in the big metros. They can be fast, but terms vary, and most offer only short-term loans. Here is how the usual options compare.
| What investors need | LendingStreet | Typical hard money lender | Private individual | Typical bank or credit union |
|---|---|---|---|---|
| Close quickly on a good deal | As little as 10 days | Often fast | Fast if funds are ready | Often slow |
| Fund the rehab | Up to 100% of rehab on some programs | Varies | Negotiated deal by deal | Often limited |
| Leverage on total cost | Up to 90% LTC on some programs | Varies | Varies | Often lower |
| Larger projects | $150,000 to $5M+ | Varies | Limited by one person's funds | Varies |
| Keep it as a rental | DSCR refinance with 30-year terms available | Usually short-term only | Usually short-term only | Often requires tax returns |
| Borrow in an LLC | Standard | Usually | Varies | Varies |
| Coverage across Texas | Every metro and county | Often one metro | Usually local | Usually its own market |
In Dallas-Fort Worth, investors buy in Oak Cliff, Pleasant Grove, Garland, Mesquite, Irving, Arlington and Fort Worth's east and south sides. Houston projects cluster in Spring Branch, Acres Homes, Sunnyside, Pasadena, Aldine and Channelview, where flood history matters.
San Antonio offers older homes on the South, East and West sides and near Joint Base San Antonio. Austin investors look at Del Valle, Pflugerville, Manor and Round Rock, where prices are below the urban core. El Paso, Corpus Christi, Waco, Killeen and the Rio Grande Valley add lower-priced options.
Texas uses nonjudicial foreclosure. Most sales take place on the first Tuesday of the month at the county courthouse or another place the county designates, after notice is posted ahead of the sale. Winners usually pay the same day, so most investors buy at the sale with cash or buy afterward from the foreclosing lender and finance the rehab.
Texas has no state transfer tax, which keeps closing costs lower than in many states. Title insurance premiums are set by the state, and the cost of the owner's policy is often negotiated between buyer and seller. Ask your title company for an estimate on every deal.
Property taxes are high in Texas, and investors do not get a homestead exemption. When you buy from an owner-occupant, the next bill may reflect full value. Budget holding costs on the full combined rate, not the seller's bill.
Texas has no statewide general contractor license, but plumbers, electricians and HVAC contractors are licensed by the state, and cities issue building permits. Houston has no traditional zoning but enforces deed restrictions and permits. Check the FEMA flood map and flood history before you buy, especially in Harris County.
This example is illustrative and not a quote. An investor buys a 1960s brick ranch in Spring Branch for $210,000 and budgets $80,000 for a roof, foundation work, HVAC, kitchen, baths and flooring. Total project cost is $290,000. With the loan sized at 90% of cost, the loan is $261,000 and the investor covers $29,000 of the cost.
The estimated interest-only payment is about $2,284 a month, or $13,704 over a 6-month project. Add about $4,800 in property taxes at the full rate, insurance including flood coverage and utilities and $5,000 in purchase closing costs, and the investor has about $52,504 in the deal. The interest figure assumes the full loan is out the whole time; rehab funds paid in draws would lower it.
The finished home sells for $375,000. With about 7% of the price going to commissions, title and closing costs ($26,250), the estimated profit is about $35,246 before income taxes.
| Item | Amount |
|---|---|
| Purchase price | $210,000 |
| Rehab budget | $80,000 |
| Total project cost | $290,000 |
| Loan at 90% of cost | $261,000 |
| Investor share of cost | $29,000 |
| Estimated interest-only payment | $2,284 a month |
| Interest over 6 months | $13,704 |
| Other holding costs | $4,800 |
| Purchase closing costs | $5,000 |
| Total cash in the deal | $52,504 |
| Sale price | $375,000 |
| Selling costs (about 7%) | $26,250 |
| Estimated profit | $35,246 |
Fast population growth keeps rental demand strong in DFW, Houston and San Antonio. A DSCR loan qualifies on the lease, with LLC borrowers as standard, and repays the short-term loan.
The tax line decides many Texas rentals. Run the DSCR on realistic taxes and insurance before you choose to hold, and try the DSCR calculator to test different rents.
With so many Texas lenders to choose from, compare them on the same terms.
How LendingStreet answers: up to 90% loan-to-cost and up to 100% of rehab on some programs; as little as 10 days to close; LLC borrowing is standard; $150,000 to $5M+ in loan size; and a DSCR refinance with a 1.0x standard minimum, 620 minimum credit, up to 75% LTV on cash-out and up to 80% on rate-and-term on some programs, with seasoning that varies by program. Questions? Call (877) 298-1001.
Send the address, contract price, scope of work and target closing date. If you might keep it, add the expected rent so we can show the DSCR refinance too. Use the form below or call (877) 298-1001.
LendingStreet is our top pick for Texas investors. We close in as little as 10 days, lend up to 90% of cost with up to 100% of rehab on some programs, and offer a 30-year DSCR rental loan when you decide to keep the property.
Yes. We lend statewide in Texas and in every other state and DC, on business-purpose loans for non-owner-occupied investment property. Call (877) 298-1001 or use the form below.
Most are held on the first Tuesday of the month at the county courthouse or a place the county designates. Payment is usually due the same day.
No. Texas has no state transfer tax, though title insurance and other closing costs still apply. Property taxes are the bigger cost to plan for.
There is no statewide general contractor license, but plumbing, electrical and HVAC work requires state-licensed trades, and cities require permits.
Either sell the property or refinance into a long-term DSCR rental loan. LendingStreet offers both the short-term loan and the DSCR refinance.
No. Every LendingStreet loan is a business-purpose loan on non-owner-occupied investment property.
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