Hard Money Loans in San Antonio — Investor Capital That Closes

San Antonio is one of Texas’s most under-financed investor markets. Median price points sit well below Austin and DFW, the rental pool is unusually stable thanks to the military presence at Joint Base San Antonio, and the city’s growth corridors continue to expand outward toward Schertz, Universal City, and Boerne. The result is a market where the math on single-family rehab, BRRRR, and small multifamily still works — if your capital can close.

Hilton Financial Corporation has funded hard money loans since 1980, lending our own capital and underwriting asset-based. We close San Antonio deals in roughly 7 to 14 business days on a clean file.

The San Antonio Investor Market

San Antonio’s investor activity is concentrated in three patterns:

Inner-loop SFR rehabs

Tobin Hill, Beacon Hill, Mahncke Park, Dignowity Hill, and Lavaca have all attracted sustained rehab capital over the past decade. Lot sizes, mature trees, and proximity to downtown employment support both rental and resale exits. Many deals fund as fix-and-flip, some hold as BRRRR.

Suburban single-family flips

Schertz, Universal City, Cibolo, and the SE Bexar pipeline carry steady volume. Margins are thinner than the inner-loop deals but turnover is higher and timelines are predictable, which suits investors who do volume rather than home runs.

Military-rental BRRRR

The proximity to JBSA and the steady rotation of military families through San Antonio makes for a deep, dependable rental market. BRRRR investors commonly target three-bedroom homes in the $200K–$350K range near Lackland and Randolph for hold strategies. The military housing allowance (BAH) provides a relatively predictable rental ceiling that simplifies underwriting on the rental exit.

Stone Oak, North Central & Alamo Heights

San Antonio’s higher-priced North Central neighborhoods — Stone Oak, Alamo Heights, Terrell Hills, Olmos Park, Castle Hills — carry a smaller but consistent flow of higher-margin rehab and tear-down activity. Alamo Heights in particular has been a sustained tear-down market on smaller original lots.

Government Hill & near-East-Side

Government Hill, Denver Heights, and the near-East-Side neighborhoods have absorbed sustained rehab capital tied to the Eastside Promise Zone and broader downtown-adjacent development. Inventory at workable rehab price points still surfaces here regularly.

Common San Antonio Deal Scenarios

Concrete examples of how San Antonio deals typically structure with us:

• Beacon Hill BRRRR: Sponsor buys a 3-bed bungalow for $185K with $55K rehab. We fund 75% of acquisition plus 100% of rehab held in three draws. Sponsor refinances into a long-term DSCR-style loan at stabilization, pulling cash out for the next deal.
• Schertz suburban flip: Sponsor acquires a $260K 4-bed in Schertz with $40K of cosmetic rehab budgeted. We fund a 12-month term sheet, sponsor exits via resale at month 5–7.
• Lackland-area military rental: Sponsor builds a portfolio of $220K–$280K SFRs near JBSA-Lackland for long-term hold. We fund acquisition plus rehab; sponsor refinances each property individually into permanent debt as it stabilizes.
• Tobin Hill tear-down: Sponsor acquires a deteriorated 1920s lot for $150K to tear down and build a 1,800 sq ft single-family. We bridge into construction.

Loan Programs in San Antonio

• Hard money purchase loans for SFR and small multifamily
• Fix-and-flip loans with rehab held in draws
• BRRRR-strategy financing
• Bridge loans for time-sensitive acquisitions and 1031 exchanges
• Construction loans for ground-up SFR
• Investor cash-out refinances

Loan Terms — San Antonio

• Loan amounts: $100,000 to $3,000,000+
• Rate range: approximately 8–12%
• Points: 1–3
• LTV: typically up to 70–75% of as-is value
• Term: 6–24 months

Application Process

1. Initial call — verbal indication of fit on the same call where possible.
2. Written term sheet within one business day.
3. Underwriting — appraisal, title, rehab review, sponsor file.
4. Funding — typically 7 to 14 business days from term sheet.

Why Hilton in San Antonio

Capital availability in San Antonio is meaningfully thinner than in Houston or DFW. Many local hard money lenders cap at $1M–$1.5M and concentrate exclusively on inner-loop rehabs. We carry capacity through several million per deal, fund multifamily and new construction in addition to SFR, and have been doing this since 1980. For sponsors who do volume in San Antonio, that combination — capacity, product breadth, and dependability — is the differentiator.

Frequently Asked Questions

Will you fund a $150K San Antonio rehab?

Yes. The market price points support smaller deal sizes, and we fund accordingly.

Do you lend on properties near Lackland or Randolph for military rentals?

Yes. We routinely fund BRRRR deals in the JBSA-adjacent neighborhoods. Cap-rate-supported rental income is part of how we underwrite the exit.

Can I close in time for a courthouse foreclosure auction?

Auction-day closings are difficult for any lender, but post-auction takeouts (where you bring cash to the auction and refinance us in within 7–14 days) are routine.

Do you fund 4-plex and small multifamily?

Yes. Small multifamily — typically 2–20 units — is a standard part of our San Antonio book.

What if the property needs more rehab than my budget anticipated?

We’ll discuss it. We’d rather adjust scope and term sheet up front than have a project run out of capital mid-rehab. We can sometimes increase the rehab holdback if the ARV supports it.

Do you lend on Schertz / Universal City / Cibolo?

Yes — across the SE Bexar pipeline and the Comal/Guadalupe county growth corridor.

Will you fund Alamo Heights or Stone Oak tear-downs?

Yes. Higher-priced North Central tear-down-and-build deals are evaluated like any other — defensible exit comparables and a sponsor with relevant experience.

Do you require an entity in Texas?

Yes — Hilton lends only to business entities (LLC, corporation, partnership, trust). Our loans are business-purpose only.

How conservative is your San Antonio appraisal posture?

We use appraisers who know the local market. We expect the appraisal to reflect current comparable sales — not aspirational neighborhood pricing. We’d rather be honest with the sponsor at the term-sheet stage than discover a valuation problem at funding.

Can a clean file fund faster than 14 days in San Antonio?

Yes — repeat-borrower files where we already know the sponsor, with desktop valuations rather than full appraisals, can sometimes close inside 7 days.

What to Have Ready When You Call

Most first calls take about 15 minutes. To get the most useful read on your deal, it helps to have:

• The address of the subject property and a basic property description (beds/baths/square footage/condition).
• Your purchase price and a copy of the executed contract if available.
• Your scope of work and budget if you’re planning rehab or construction. A line-item budget is best; a high-level number works for an indicative read.
• Your exit strategy — resale, refinance into a long-term loan and hold, refinance and pull cash out, or a combination.
• Your entity — LLC, corporation, partnership, or trust the loan will be made to.
• Your basic experience summary — number of similar deals you’ve completed, particularly in San Antonio or comparable markets.

You do not need tax returns, pay stubs, bank statements, or a full personal financial statement to have a productive first call. We underwrite asset-based — the property and the deal carry the file.

About Hilton Financial Corporation

Hilton Financial Corporation has been writing real estate loans since 1980. Founded in Phoenix and headquartered in Arizona, the firm has funded over $1 billion in private money loans across the markets we serve. Jack W. Hilton (NMLS #143636) leads the firm, with more than 35 years in private real estate lending and direct involvement in every loan we issue.

We are a direct lender, not a broker. The capital we deploy is our own, the underwriting decision is ours, and the funding commitment we make is a real one. Investors who work with us repeatedly do so because the term sheet we issue today is the loan that closes next week — no last-minute conditions, no committee surprises, no broker chain.