Large residential bridge requests in Fort Worth come in two flavors: one expensive house on the west side, or a group of homes that adds up to the same number. Both need speed, and both need a realistic plan for Texas property taxes on the way out.
In short: LendingStreet makes residential investor bridge loans in Fort Worth from $1M to $5M+ on 1-8 unit properties, including high-value homes, packages of rentals, builder bulk purchases and payoffs of maturing loans. Rates start from 7.99%, loans are short-term and interest-only, and closings can happen in as little as 10 days. Larger balances usually need a full valuation, and the exit is a sale or a refinance into a DSCR, blanket or jumbo DSCR loan.
Fort Worth's most expensive homes are in Westover Hills, Rivercrest, Crestline, Tanglewood, Mira Vista and Montserrat, with newer estate homes in Aledo and the Walsh community to the west and in Southlake and Colleyville to the northeast. Investors use bridge loans to buy these homes quickly, renovate and sell, or lease to executives while they plan a refinance.
A home that needs a kitchen, roof or full remodel may not qualify for a long-term loan on day one. A bridge loan covers the purchase and holding period until the property is ready for a sale or a jumbo DSCR refinance.
North and west of the city, builders in fast-growing areas such as Alliance, the Northwest ISD corridor, Saginaw, Crowley and Burleson have sold groups of new homes to investors, sometimes a whole phase at once. On the east and south sides, older portfolios of brick ranches change hands as long-time owners retire.
A bridge loan can close a package quickly, allow time to lease vacant homes and prepare a portfolio refinance.
This example is illustrative and not a quote. An investor owns 12 single-family rentals on the east and south sides, worth about $3,000,000 together. A $1,700,000 bank loan matures in 60 days, and three homes have below-market leases that will roll in the next few months. A bridge loan of $1,950,000, 65% of value, pays off the bank loan and funds repairs and closing costs, with estimated interest-only payments of about $17,062 a month.
Once the leases reset, the portfolio rents for $23,700 a month. A blanket DSCR refinance at 65% of value, about $1,950,000, retires the bridge loan. Estimated principal and interest is about $13,635, Texas property taxes about $5,500 and insurance $1,980, for a total payment of about $21,115 and portfolio DSCR of about 1.12x.
| Stage | Amount |
|---|---|
| Portfolio value, 12 homes | $3,000,000 |
| Maturing bank loan | $1,700,000 |
| Bridge loan (65% of value) | $1,950,000 |
| Estimated monthly interest | $17,062 |
| Stabilized monthly rent | $23,700 |
| Refinance loan (65% of value) | $1,950,000 |
| Refinance payment with taxes and insurance | $21,115 |
| Portfolio DSCR | About 1.12x |
In Texas, the property tax bill can equal a large share of the loan payment on a rental. When you plan a bridge exit into a DSCR or blanket loan, the refinance amount is often limited by the ratio, not just by value. That is why the example refinances at 65% rather than the program maximum.
Before you close the bridge, run the exit with full, non-homestead tax figures from the Tarrant Appraisal District and a realistic insurance quote. If the exit only works at seller tax figures, it does not work.
Larger balances usually need a full valuation. On a high-value home, that often means a detailed appraisal with luxury comparables; on a package, it can mean appraisals property by property. Plan your option period and closing date around that work.
Luxury homes in Westover Hills or Rivercrest can be hard to value because few comparable homes sell each year and lots vary widely in size and view. Bring recent sales you believe are comparable, along with your renovation scope, so the appraiser and underwriter see the same picture you do.
Bridge loans can close in as little as 10 days when the file is complete, but complex packages often take longer because of title work and valuations for each address.
Texas has no state real estate transfer tax or mortgage tax, which keeps closing costs on a $3 million bridge loan lower than in many states. Title insurance premiums are set by the state, and recording fees apply per property. On new-build packages, ask the builder for the HOA, PID and MUD details for each lot.
New homes often show only a land value on the first tax bill. The full improved value arrives the next year, so budget the exit on the finished value at the full combined rate.
North Texas hail is a real underwriting issue on large balances. Insurers may use percentage-based wind and hail deductibles, and a deductible of a few percent on a $2 million home is a large out-of-pocket risk. Vacant homes in a package may need a vacant-property policy until leased. Get quotes before you finalize the loan amount.
Balances above $1M are reviewed case by case. Underwriters look at your experience with similar projects, liquidity and reserves, the property's condition and occupancy, and how credible the exit is. A renovation budget, contractor bids and a leasing plan help on value-add deals. Statewide context is on our Texas large bridge page.
If you plan to sell a renovated west side home, include a realistic list price based on recent sales and a timeline that allows for a slower market. Interest-only payments on a large balance add up each month, so a credible sale plan matters as much as the purchase price.
Send the property list or address, purchase price or payoff amount, rents, repair budget and planned exit. Call (877) 298-1001 or use the form below.
Our residential bridge program runs from $150,000 to $5M+, and balances above $1M are reviewed case by case.
Rates start from 7.99%. Large balances are priced based on leverage, experience and the exit.
Larger balances usually need a full valuation, and packages may need one per property.
Yes, if the HOA allows rentals and the exit works with full taxes and realistic rents.
Yes. That is a common use when a portfolio needs a few months before a permanent refinance.
A sale, a DSCR or blanket portfolio refinance, or a jumbo DSCR refinance on a high-value home.
In as little as 10 days with a complete file. Large packages often take longer.
No. Our investor loans are business-purpose loans on non-owner-occupied property.
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