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Hard money and fix and flip loans in The Woodlands, Texas
Financing for higher-priced rentals and renovations in The Woodlands.
The The Woodlands market for investors
The Woodlands is a master-planned community north of Houston, governed by a township rather than a city, with corporate offices, wooded villages and strong demand from families and professionals.
Investors hold single-family houses and townhomes as long-term rentals and update homes from the 1970s through the 1990s in the older villages.
Villages investors ask about
- Grogan’s Mill and Panther Creek: the oldest villages, with homes ready for updates
- Cochran’s Crossing and Alden Bridge: 1990s homes and strong rents
- Creekside Park: newer, higher-priced homes
Plan for these on a The Woodlands deal
- Investment property gets no homestead exemption, and combined property tax rates are often 2% to 2.5% of value, more inside a municipal utility district. 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.
- Every home is subject to the community’s covenants and design review, so exterior changes need approval before you start. Most homes in master-planned communities have association dues, which count in the payment, and some deed restrictions limit short-term rentals.
- Wind, hail and flood drive insurance costs. Get quotes, including flood, before you make an offer.
Loans available in The Woodlands
| 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 |
The Woodlands hard money loans: common questions
Yes. We finance fix and flips, rentals and construction across The Woodlands and Montgomery County.
Yes. Exterior changes in The Woodlands go through the community’s design review. Allow time for it in the schedule.
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 The Woodlands?
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.