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Hard money and fix and flip loans in Denton, Texas
Financing for student and workforce rentals near UNT and TWU, renovations and new construction in Denton.
The Denton market for investors
Denton is home to the University of North Texas and Texas Woman’s University, which together keep rental demand strong near campus. The city also has a historic downtown square and fast growth on its edges.
Investors hold rentals for students and staff, renovate older homes near downtown, and build new homes and duplexes where zoning allows.
Areas investors ask about
- Near UNT and TWU: student and staff rentals
- Around the downtown square: older homes to renovate
- South and east Denton: newer homes and new construction
Plan for these on a Denton deal
- Investment property gets no homestead exemption, and combined property tax rates in the metroplex are often around 2% of value or more. For 2024 to 2026 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 sells. Budget with full market value.
- Texas has no transfer tax and no mortgage recording tax, so closing costs are mostly title insurance, at rates set by the state, and recording and lender fees.
- Rentals near campus often turn over each year. We qualify on market rent from the appraisal.
- Expansive clay soil makes foundation movement common. Get a foundation inspection before you set the rehab budget.
Loans available in Denton
| Program | Use it for | Top leverage |
|---|---|---|
| DSCR rental loans | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance |
| Ground-up construction loans | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value |
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value |
| Portfolio and commercial loans | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal |
Denton hard money loans: common questions
Yes. We lend up to 85% loan-to-value on a rental purchase, qualified on the market rent.
Yes. Both units’ rent counts toward a DSCR loan.
Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Texas title company.
Looking at a property in Denton?
Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal.