Dallas produces more large residential investor deals than almost any market in the country: builders selling blocks of finished rentals, landlords trading whole portfolios, and high-value homes in Preston Hollow, the Park Cities and Lakewood that need a fast close. A bridge loan buys time to lease, renovate or reposition before permanent financing.
In short: LendingStreet provides large residential investor bridge loans across Dallas-Fort Worth from $1M to $5M+, within a bridge program that runs from $150,000 to $5M+, with rates from 7.99%. Loans are short-term and interest-only, close in as little as 10 days and exit through a sale or a refinance into DSCR, blanket or jumbo DSCR financing. Larger balances are reviewed case by case and usually need a full valuation.
Build-to-rent is the signature Dallas deal. Builders in Forney, Princeton, Royse City, Celina, Anna and the southern suburbs often sell groups of finished homes or townhomes to investors, sometimes before leases are signed. A bridge loan covers the purchase and lease-up, then a blanket or individual DSCR loans take over.
Other common deals include portfolios of older rentals in southern Dallas and the eastern suburbs, payoffs of maturing loans on groups of homes, and single high-value purchases. Homes above $1M in Preston Hollow, the Park Cities, Lakewood and the M Streets can be bridged, but long-term rents on luxury homes are usually low relative to price and Texas taxes, so many of those deals exit by sale rather than by refinance.
Fort Worth and Tarrant County produce the same mix: build-to-rent sales in Crowley, Burleson and the northern suburbs, portfolio trades on the east and south sides, and high-value homes in Westover Hills and Rivercrest. The underwriting is the same on both sides of the metro, though appraisal districts and tax rates differ.
This example is illustrative and not a quote. An investor buys ten newly built townhomes from a builder for $3,200,000. The bridge loan is 70% of the purchase price, $2,240,000, interest-only, with estimated monthly interest of $19,600. Over a 6-month lease-up, all ten are rented.
At exit the townhomes are valued at $3,500,000 and rent for $25,000 a month. Because Texas taxes are high, the refinance is sized at 65% of value, $2,275,000, which retires the bridge. Estimated principal and interest is $15,907, and with $6,500 in monthly taxes, including a PID assessment, and $1,100 in insurance the payment is $23,507, a DSCR of about 1.06x.
| Stage | Amount |
|---|---|
| Purchase price, 10 townhomes | $3,200,000 |
| Bridge loan (70% of price) | $2,240,000 |
| Estimated monthly interest-only payment | $19,600 |
| Interest over 6 months | $117,600 |
| Value at exit | $3,500,000 |
| Refinance loan (65% of value) | $2,275,000 |
| Monthly rent at exit | $25,000 |
| Monthly taxes and insurance | $7,600 |
| Exit DSCR | About 1.06x |
Some smaller bridge programs close without an appraisal, but at these balances expect a full valuation, one per property in a package. For new construction, appraisers look at builder sales and rent comparables in the same and nearby communities. For luxury homes, unusual lots and teardown value complicate the picture.
Check the HOA covenants on any build-to-rent community for leasing limits, confirm whether the builder restricts investor purchases in early phases, and get the full tax picture including MUD or PID assessments.
Large balances also bring closer review of the borrower: experience with similar properties or lease-ups, liquidity after closing and how many projects you are carrying. On a ten-home lease-up, a property manager with a track record in that submarket and a marketing plan strengthen the file.
Texas has no deed transfer tax, so closing costs are mostly title, survey, recording and lender fees. Property taxes are the larger issue: new homes may show only a partial-year or land-only value at purchase, then jump once the improvements are fully assessed. Budget the exit on the full combined rate at your purchase price, as the example does.
Insurance is the other number to pin down early. North Texas hail claims have pushed premiums and deductibles up, and a package of new homes still needs a quote for each address. Newer roofs and impact-resistant shingles on build-to-rent homes can help.
Packages of homes usually exit into a blanket portfolio loan or individual DSCR loans once leased. A single high-value rental may exit into a jumbo DSCR loan, roughly $1.5M to $5M+, where larger balances get more review and max LTV can be lower, but only if rent supports the payment. Test the exit DSCR with real taxes and a real hail-ready insurance quote before you close the bridge.
If the exit is a sale, check recent absorption. Luxury homes and large build-to-rent packages can take longer to sell than a typical starter home.
Whatever the exit, ask about extension terms when you apply. Lease-ups in new communities can run longer than planned when several builders are delivering homes at the same time, and an extension is easier to arrange before it is needed.
Our investor loans are business-purpose loans on non-owner-occupied property. Send the deal summary and we will size the bridge, test the exit with realistic Texas taxes and outline a timeline. The Texas large bridge page covers Houston, Austin and San Antonio; call (877) 298-1001 or use the form below.
The bridge program runs from $150,000 to $5M+, and larger balances are reviewed case by case.
Rates start from 7.99%, with large-balance pricing set by the property, leverage, experience and exit.
At these balances, expect a full valuation, with each property in a package valued separately.
Yes. A bridge loan can cover the purchase and lease-up, followed by a DSCR or blanket refinance.
It can be used for quick-close purchases. Auction terms vary, so talk to us before the sale date.
Only if market rent supports the payment. Luxury homes often rent for less relative to price and taxes, so many exit by sale.
As little as 10 days, depending on title, valuation and file completeness.
No. These are business-purpose loans on investment property only.
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.