Hard money lender in San Antonio, Texas
Fix and flip, construction, bridge and DSCR rental loans across San Antonio and the surrounding counties, funded from our own capital. Lower basis and steadier rents make this the most rental friendly of the four big Texas markets.
What we fund here
San Antonio files skew toward hold strategies more than the other Texas metros, because the rent to price relationship is friendlier. A lot of what we write starts as a rehab or bridge loan and ends as a 30 year DSCR loan on a property the borrower decided to keep.
The near downtown historic neighborhoods produce the highest value renovations. The northeast and east suburbs produce steady rental acquisitions. Comal and Guadalupe counties produce construction and newer rental product.
Why the coverage ratio matters more here
On a rental exit, the loan is sized by debt service coverage: gross rent divided by the total monthly payment including taxes and insurance. San Antonio’s lower entry price relative to rent means that ratio clears more easily, which means higher leverage and better pricing on the permanent loan.
That has a practical consequence for the bridge or rehab loan in front of it. We can underwrite a more confident exit, which makes the short term loan easier to structure. It is worth telling us at the start if keeping the property is even a possibility, because it changes how we want the project scoped and how we size the takeout.
Typical San Antonio files
- Full renovation of a bungalow in Dignowity Hill, Beacon Hill or Highland Park
- Historic district renovation near downtown with design review in the schedule
- Four to twenty unit apartment acquisition on a bridge loan, exiting to agency debt
- Rental acquisition and DSCR refinance in Converse, Universal City or Schertz
- Portfolio DSCR loan blanketing five or more single family rentals
- New construction in New Braunfels, Cibolo or Boerne
Programs available in San Antonio
| Program | Loan size | Max leverage | Term |
|---|---|---|---|
| Fix and flip | $100K to $3MM | 90% purchase 100% rehab 75% of ARV | 12 to 18 mo |
| Ground up construction | $250K to $5MM | 85% of cost 70% of finished value | 12 to 24 mo |
| Bridge | $150K to $5MM | 75% purchase 70% cash out | 12 to 24 mo |
| DSCR rental | $100K to $3MM | 80% purchase 75% cash out | 30 yr |
Illustrative ranges for well structured transactions, not an offer or a commitment to lend. Business purpose loans only.
Commercial financing in San Antonio
Everything above is our own money on residential and small balance property. For stabilized and income producing commercial real estate in San Antonio, apartments over five units, retail centers, office, industrial and flex, self storage, hotels and owner occupied buildings, we act as a broker and shop the file nationally. That side of the business works in all 50 states. See commercial real estate loans, or go straight to multifamily or SBA 504 and 7(a).
Lending in San Antonio
Why is San Antonio good for rental strategies?
Because the entry price is lower relative to achievable rent than in the other three big Texas metros, which means the debt service coverage ratio on a DSCR loan tends to clear more comfortably. A property that would be a 0.95x coverage deal in Austin is often a 1.15x deal here. Coverage drives both leverage and pricing, so the same borrower gets a better loan on the same strategy.
What should I know about historic districts?
Several of the strongest renovation neighborhoods near downtown, including Dignowity Hill, Government Hill, King William and parts of Tobin Hill, sit in historic districts with design review. Exterior changes, windows in particular, go through a process. It is workable and the finished product usually supports a premium, but it is a schedule item and sometimes a budget item. Tell us at submission so the term matches the real timeline.
Do you finance small multifamily here?
Yes. Four to twenty unit properties are a large share of what we see in San Antonio, usually as a bridge loan for acquisition and light repositioning, exiting into agency or bank debt once the rent roll is stabilized. Above five units the permanent exit is usually agency debt, and we size that takeout before funding the bridge.
Does military demand matter to underwriting?
It helps, and we treat it as a stabilizer rather than a thesis. The bases sustain steady rental demand in the northeast and south of the city, which supports occupancy assumptions. What we underwrite is still the actual rent roll and actual comparable leases, not a narrative about demand. A property near a base with real signed leases at market rent is a straightforward file.
How is the outer ring underwritten?
New Braunfels, Schertz, Cibolo, Seguin and Boerne are all active and financeable. The watch item is new construction competition: in fast growing suburban submarkets, a builder’s incentive package can set the effective ceiling on your renovated resale price. We look at what is being delivered nearby and at what price before we sign off on an after repair value.
Do you lend on properties on the west and south sides?
Yes, with attention to comp support. Basis is low and the returns can be strong, but renovated sales are thinner in some pockets, which makes an appraisal harder to support at an ambitious number. Deals there work best when the finished product is priced against what has actually closed nearby rather than against what the block could be worth in three years.
Every deal gets a real answer
Tell us the property, the plan and the number you need. A credit officer reads it and tells you what it will support.
- Texas hard money. A term sheet from the people who fund the loan.
- Commercial, all 50 states. Quotes from the desks that cover your asset.
- Outside the box? A straight reason, and usually a name that does fund it.