San Antonio is a moderately priced market, so a bridge loan above $1 million usually covers more than one house. Packages of rentals near the military bases, groups of fourplexes by the Medical Center and a handful of high-end homes in Alamo Heights and The Dominion make up most large requests.
In short: LendingStreet makes residential investor bridge loans from $1M to $5M+ in the San Antonio area on 1 to 8 unit properties and packages of rentals. Bridge 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.
With typical rental homes priced well below coastal markets, a $1M to $5M bridge loan in San Antonio is usually a package: eight to twenty houses bought from one seller, several fourplexes on adjacent lots near the Medical Center or UTSA, or a small apartment building near downtown.
High-value single homes are the exception. Alamo Heights, Olmos Park, Terrell Hills, The Dominion and parts of Stone Oak have homes above $1M that investors sometimes buy to renovate and resell or to hold as executive rentals.
Sellers of packages are often local landlords who bought in the 1990s and 2000s and are ready to retire, or out-of-state owners consolidating. Many want one buyer, one closing and a firm date, and they will trade some price for certainty.
Most San Antonio large bridge requests fit one of these situations. Each needs a clear exit.
This example is illustrative and not a quote. An investor buys 9 rentals in Converse, Live Oak and Universal City for $2,052,000, about $228,000 each, and budgets $140,000 for roofs, HVAC and turnover. The bridge loan is sized at 75% of total cost, or $1,644,000. Estimated interest-only payments are about $13,700 a month.
After the work, the homes are expected to appraise at $262,000 each and rent for $1,925. A blanket refinance at 70% of value would be about $1,650,600, repaying the bridge. With taxes of about $4,126 and insurance of $1,170 a month, the new payment is about $16,556 against rent of $17,325, a portfolio DSCR of about 1.05x.
| Item | Amount |
|---|---|
| Package purchase price, 9 homes | $2,052,000 |
| Rehab budget | $140,000 |
| Bridge loan at 75% of cost | $1,644,000 |
| Estimated monthly interest-only payment | $13,700 |
| Value after work | $2,358,000 |
| Blanket refinance at 70% | $1,650,600 |
| Monthly rent after work | $17,325 |
| Refinance payment with taxes and insurance | $16,556 |
| Portfolio DSCR after refinance | About 1.05x |
Larger balances usually need a full valuation, and on a package that typically means a valuation for each property. San Antonio has plenty of tract-home sales for comparables, but older central homes and fourplexes need careful review.
Bridge loans can close in as little as 10 days with a complete file. Texas title insurance rates are set by the state, and each property needs its own title commitment. Old liens, unreleased mortgages and city code liens on older properties are the usual causes of delay.
Give the team a property-by-property list with addresses, unit counts, current rents, lease end dates and condition notes. Loan sizing on a package looks at both the total cost and each property's value, so a clear list helps set the amount and avoids surprises late in the process.
Texas property taxes are high, and investors do not get homestead exemptions. On a nine-home package, taxes can run to several thousand dollars a month, so budget them from day one. If the purchase price is well above the current appraised values, expect the Bexar Appraisal District to raise values after the sale.
Protesting values each spring is common practice for investors with packages. Texas has also temporarily limited annual appraisal increases on many non-homestead properties valued at $5 million or less, which can help during the hold.
Rental packages usually refinance into a blanket portfolio loan, which keeps everything on one payment and avoids nine separate closings. Fourplex groups can refinance individually or together. A high-end Alamo Heights rental can move into a jumbo DSCR loan, though luxury rents often support less leverage than tract homes.
Some investors sell individual homes to military families and first-time buyers and keep the rest. Release provisions on the bridge loan make that easier, so raise it early.
Test the exit before you buy. If the refinance only works with rents above what similar homes lease for today, or with values at the top of recent sales, plan for more equity or a longer hold. In the example above, the package clears 1.0x on realistic rents, which is what makes the bridge sensible.
Foundation movement from expansive clay soils, hail-damaged roofs and aging HVAC systems are the common surprises in San Antonio packages. Get inspections on every property, and price roof and HVAC replacements realistically. Summer heat makes working air conditioning essential for leasing.
Line up contractors before closing. On a nine-home package, every month of turnover adds interest, taxes and utilities, and the faster homes are leased the sooner the refinance can happen. Keep receipts and photos of the work for the appraisers who will value the homes at refinance.
If you are competing for a package near one of the bases, get a quote early so you can show the seller that financing is ready before you negotiate the closing date.
Send the property list, purchase price, rehab budget, rents and planned exit. The team will size the bridge and show how the refinance or sale repays it. Use the form below or call (877) 298-1001.
Yes. Large bridge loans run from $1M to $5M+, and in San Antonio they usually finance packages or groups of small buildings.
Bridge rates start from 7.99%. Pricing depends on leverage, property, experience and exit.
Larger balances usually need a full valuation of each property.
In as little as 10 days with a complete file and clean title on every property.
Yes. That is a common use, followed by a blanket or DSCR refinance.
They may. The appraisal district can raise values after a sale, and investors do not get homestead exemptions.
A blanket DSCR refinance for rental packages, individual DSCR loans for fourplexes, a jumbo DSCR loan for a high-value home, or a sale.
This program covers 1 to 8 units. Buildings with 9 or more units are covered on our multifamily page.
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