Where we lend: Dallas, Fort Worth and North Texas

Anywhere in the metroplex

You do not need to be in one of those markets. We lend across Dallas, Tarrant, Collin and Denton counties and the surrounding area, and through Optimus Capital Corp we also finance property in other states.

What to know about lending here

• Property tax. Texas has no state income tax, so local governments rely on property tax, and combined rates in Dallas–Fort Worth are often around 2% of value or more. Investment property gets no homestead exemption. For the 2024 to 2026 tax years, the taxable value of non-homestead property worth $5 million or less can rise no more than 20% a year, but the limit resets when the property is sold, so a new buyer is taxed on full market value.
• Closing costs. Texas has no state or local transfer tax and no mortgage recording tax, so closing costs are lower than in many states. Title insurance premiums are set by the Texas Department of Insurance, and closings are handled by a title company.
• Foundations. North Texas sits on expansive clay that swells when wet and shrinks when dry, so foundation movement is common in older slab and pier-and-beam houses. Get a foundation inspection or an engineer’s report before you set the rehab budget.
• Insurance. Hail and wind drive insurance costs across the metroplex, and an older roof can raise the premium or limit coverage. Parts of the area along the Trinity River and its creeks are in FEMA flood zones. Get insurance quotes before you make an offer.
• Short-term rentals. Short-term rental rules differ city by city across North Texas. Dallas adopted a ban on short-term rentals in single-family zones in 2023, but the courts have blocked its enforcement while the city appeals, and every operator must still register with the city. Fort Worth allows short-term rentals only in mixed-use, commercial and similar districts, not in residential zones, and Arlington limits them to designated areas. Because the rules can change quickly, we underwrite on long-term rent unless the address can legally host short stays.
• Rental rules. Texas law bars cities from adopting rent control, so rents follow the market. Dallas requires owners of rented single-family homes, duplexes and condos to register each year, and the city inspects each single-family rental at least once every five years.