Long-Term Investment Property Financing
Texas DSCR Rental Loans
A Texas DSCR rental loan from Curlee Capital is qualified using the property's rental cash flow rather than the borrower's income, with no tax returns or employment verification required. Up to 75% LTV. Your exact limit depends on credit profile and property type — single family, condo, or 2–4 units — and is confirmed by your Deal Advisor. We offer 30-year fixed and 5/1 or 7/1 ARM options and a minimum DSCR of 1.0.
How DSCR Rental Loans Work in Texas
A debt service coverage ratio, or DSCR, loan qualifies a borrower based on the subject property's monthly rent relative to its total monthly debt payment — principal, interest, taxes, insurance, and any HOA dues — rather than personal income, W-2s, or tax returns. Curlee Capital requires a minimum DSCR of 1.0, meaning rental income covers the full monthly payment, and we underwrite the loan against the deal itself rather than the borrower's employment history.
This structure suits Texas investors particularly well, since many hold properties in an LLC for liability protection and don't want to document personal income for every acquisition. We allow both LLC and personal vesting, and offer 30-year fixed terms as well as 5/1 and 7/1 ARM options depending on the investor's hold strategy.
Rent-to-Price Ratios Across Texas Metros
DSCR qualification depends heavily on how a property's purchase price compares to achievable rent, and that ratio varies significantly across Texas. San Antonio and parts of Houston, along with more affordable Dallas-Fort Worth suburbs, often produce stronger rent-to-price ratios because purchase prices remain moderate relative to steady rental demand. Austin, by contrast, has seen purchase prices climb faster than rents in several submarkets over recent years, which can compress DSCR on straightforward buy-and-hold deals and push investors toward value-add strategies or lower-priced submarkets like Del Valle or outer Hays County to hit target coverage ratios.
Dallas-Fort Worth offers a wide spread of rent-to-price outcomes depending on submarket — older, established neighborhoods inside Dallas and Fort Worth proper tend to cash flow more reliably than some of the newest, priciest suburban developments where land and construction costs are baked into the sale price.
Texas Property Taxes and Insurance in the DSCR Math
Texas has no state income tax, but it makes up for it with property tax rates that commonly run from 1.8% to 2.5% of assessed value depending on the county and school district — and those taxes flow directly into the DSCR denominator. A $300,000 rental with a 2.2% effective tax rate carries roughly $550 a month in property tax alone, before insurance, which can be the difference between a deal that clears 1.0 DSCR and one that doesn't.
Insurance costs have also risen across much of the state due to hail, wind, and severe weather claims, particularly in North and Central Texas, and coastal counties face separate windstorm insurance requirements. We build current, metro-specific tax and insurance estimates into every DSCR calculation rather than using statewide averages, so the number we underwrite to reflects what the property will actually cost to carry.
Cash-Out Refinancing on Texas Investment Property
Texas has historically imposed some of the most restrictive cash-out refinance rules in the country, but those constitutional homestead protections apply to owner-occupied primary residences, not non-owner-occupied investment property. Up to 75% LTV. Your exact limit depends on credit profile and property type — single family, condo, or 2–4 units — and is confirmed by your Deal Advisor. Your Deal Advisor confirms cash-out eligibility and terms.
This makes a BRRRR-style strategy — buy, rehab, rent, refinance, repeat — genuinely workable in Texas: an investor can complete a fix-and-flip-to-rental conversion with one of our bridge or fix-and-flip loans, stabilize the property with a tenant in place, and then refinance into a 30-year DSCR loan to redeploy capital into the next deal.
Short-Term Rental Regulation in Austin
Investors considering short-term rentals in Austin need to understand the city's licensing rules before underwriting a DSCR loan around nightly-rate income. The City of Austin requires a short-term rental license, and Type 2 licenses — for non-owner-occupied short-term rentals — have been subject to litigation and shifting enforcement over the years, with the city periodically restricting new licenses in certain residential zones. Investors should verify current licensing status and zoning eligibility for any specific Austin address before assuming short-term rental income in a DSCR calculation.
Because of that regulatory uncertainty, we generally underwrite Austin DSCR deals using long-term market rent unless a borrower can document an active, transferable short-term rental license, which keeps the loan grounded in a stable, defensible income figure regardless of how city policy evolves.
Terms at a glance
| Loan amount | $100,000 – $5,000,000 |
|---|---|
| Rate | Call for today's pricing |
| Term | 30-year fixed, 5/1 & 7/1 ARM |
| Max LTC | N/A |
| Max LTV/LTARV | Up to 75% LTV. Your exact limit depends on credit profile and property type — single family, condo, or 2–4 units — and is confirmed by your Deal Advisor. |
| Minimum FICO | 660 |
| Minimum property value | $100,000 |
Rates and terms subject to underwriting and change without notice.
Frequently asked questions
The big platforms qualify properties. We fund investors.
Pre-approval in minutes. No hard credit pull. A real underwriter on the other end.
Pre-approval is an estimate based on the information provided and is not a commitment to lend.