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By David Ghazaryan, NMLS 1486726, iQRATE Mortgages (NMLS 1862492). Updated October 29, 2026.
Short answer: For a DSCR loan in San Antonio or Austin, compare private lenders that publish Texas DSCR programs. Published programs we checked allow up to 80% LTV (one shows 85% on purchases) and minimum DSCRs from no minimum to 1.0x (varies by lender). Approval rests on the property's rent versus the full payment, so Texas property taxes and city short-term rental rules matter. iQRATE Mortgages compares lenders for each property.
A DSCR loan qualifies a San Antonio rental on its rent compared with the full payment (PITIA: principal, interest, taxes, insurance and any HOA dues), not on your tax returns or W-2s. In Bexar County the tax line is often the largest swing factor, because the total rate depends on the county, city, hospital district, school district and any special districts that cover the address. Pull the taxing units for the exact parcel before you write an offer.
Our San Antonio mortgage broker page covers local loan programs and buyer options.
Austin DSCR files look like San Antonio files with two local differences: Travis County taxing units instead of Bexar, and the City of Austin STR license system. Austin licenses STRs for two years, treats a licensed STR as an accessory use in all residential zoning, and limits how many units one operator can run on a site. Since July 1, 2026 the city has asked platforms to remove unlicensed listings, so a lender reviewing STR income will want to see the license.
Our Austin mortgage broker page covers local programs, and the Texas mortgage broker page covers statewide options.
Varies by lender. Published parameters, not an offer. Figures are from lenders' public program pages checked Oct 26, 2026. Lenders are not named. State coverage comes from each lender's own Texas page, state list, map, FAQ or footer. Where a page does not publish a figure, the table says so.
| Program | Minimum DSCR | Maximum LTV | Minimum credit score | Property types and short-term rental rules | Texas coverage |
|---|---|---|---|---|---|
| Program A | No minimum DSCR | Up to 80% on purchases and refinances; 75% cash-out | 640 | Up to 10 units, including mixed use and short-term rentals; funded examples shown in San Antonio and Austin | Lends statewide in Texas, including Austin |
| Program B | Not stated | 85% LTV on DSCR purchase loans | 680 | Non-owner-occupied 1-4 unit investment property | Texas shown on the lender's lending map |
| Program C | As low as 0.8x | Up to 80% | Not stated | Single-family rentals, PUDs, 2-4 unit properties and condos; non-owner-occupied | Texas on the lender's state list |
| Program D | 0.80x | Up to 80% of property value | Not stated | 1-4 unit single-family rentals, condos and townhomes; loans from $75K to $3M+ | Nationwide; Texas not excluded |
| Program E (long-term and short-term rental loans) | 1.0 minimum (depends on experience and property); short-term rental loan 1.3+ | Up to 80% purchase and rate-and-term, 75% cash-out; short-term rental loan up to 75% purchase, 70% cash-out | Short-term rental loan: 700; long-term rental: not stated | 1-4 units, loans from $100K to $2.5M; separate short-term rental loan | Texas page names Dallas, Houston and Austin |
Varies by lender; published parameters, not an offer. iQRATE Mortgages is not affiliated with these lenders, and inclusion is not an endorsement or a commitment to lend. No interest rate, APR or payment is quoted on this page.
Many investors want nightly income in either city. Check three things before you count it: the city permit or license, the HOA documents if any, and the lender's short-term rental policy. Both cities define an STR as a stay of less than 30 consecutive days, and Texas hotel occupancy tax applies to houses and condos rented as lodging. If the permit, zoning or density limit does not work, plan the loan on long-term rent.
More on rental financing: DSCR loans, investor loans, portfolio loans and non-QM loans. Texas investors can also see Dallas, Houston and Fort Worth. Buying a vacation rental in Florida instead? See DSCR loans for Orlando short-term rentals; own 10 or more rentals already? See loans for serial investors. For a longer walkthrough, read our blog guide to DSCR loans in San Antonio and Austin. Call (702) 766-3744 or start an application.
Private DSCR lenders that publish Texas programs. On the pages we checked Oct 26, 2026, one lender says it lends statewide including Austin, another names Austin on its Texas page, and others include Texas in their state coverage. iQRATE Mortgages compares programs like these across more than 100 lenders for each San Antonio or Austin rental. Terms vary by lender.
Taxes are part of the payment (PITIA) a DSCR lender divides into rent, so a higher tax bill lowers the ratio. Rates are set by every taxing unit at the address. Bexar County's 2026 table lists the City of San Antonio at 0.562880 per $100 of value, and school district rates such as 1.034900 for Northside ISD. Use the buyer's tax estimate, not the seller's bill.
Not right away. The circuit breaker limit for non-homestead property valued at $5,320,000 or less for 2026 starts Jan. 1 of the tax year after the first year you own the property on Jan. 1, and it ends after a sale. Tax Code 23.231 also says the section expires December 31, 2026, so check with the appraisal district before you budget taxes.
Texas Tax Code 41.44 sets the deadline at May 15 or the 30th day after the appraisal notice was delivered, whichever is later. Travis Central Appraisal District says a May 15 that falls on a weekend moves to the next business day. A successful protest lowers the tax part of the payment, which helps the DSCR on a refinance.
Only with a valid City of Austin operating license and a lender that accepts short-term rental income (varies by lender). Austin licenses STRs rented for less than 30 consecutive days for two years, limits one operator to two STR units on a single-family site, and has asked platforms to remove unlicensed listings since July 1, 2026. Otherwise plan the loan on long-term rent.
A City of San Antonio STR permit for each unit occupied for less than 30 consecutive days. A non-owner-occupied rental uses a Type 2 permit, $1000 plus an 8% surcharge. Permits last three years and do not transfer to a new owner, so a buyer applies again. Blockface density limits apply, and STRs are not allowed in C-3, L, I-1 or I-2 zoning.
Texas Property Code 92.103 requires refunding a tenant's security deposit on or before the 30th day after the tenant surrenders the premises, and 92.109 makes a landlord who keeps a deposit in bad faith liable for $100, three times the amount wrongfully withheld and attorney's fees. Short-term rentals also owe the 6 percent state hotel occupancy tax plus any local hotel tax.
Generally not. Regulation Z exempts credit extended primarily for a business purpose, and the CFPB's official interpretation treats credit to buy, improve or maintain a non-owner-occupied rental as business purpose. If you expect to live in the property more than 14 days in the coming year, it is not treated as non-owner-occupied.
Business-purpose loans on non-owner-occupied investment property only; not for a home you will live in. Credit extended primarily for a business purpose is exempt from Regulation Z under 12 CFR 1026.3(a). Not legal or tax advice; property tax, landlord and short-term rental rules are summarized from public agency pages, so consult a CPA or attorney about tax, entity and legal questions. All loans subject to credit approval, property eligibility and lender guidelines; programs and terms vary by lender and may change without notice. Agency and lender facts checked October 26, 2026; page updated October 29, 2026. iQRATE Mortgages, NMLS 1862492. David Ghazaryan, NMLS 1486726. (702) 766-3744. Equal Housing Opportunity. Verify licensing at NMLS Consumer Access.
