It is one of the most affordable big metros in Texas, with a renter base anchored by the post and resale buyers who often use VA and FHA loans. This page covers what the military market means for a rental, how to finish a flip for government-loan buyers, and the Texas rules that apply.
A border metro with a steady renter base
El Paso is one of the largest metros in Texas and one of the most affordable, with about 870,000 people at the 2020 census and Ciudad Juárez and Las Cruces next door. Lenders are comfortable lending in Texas, and El Paso's lower prices mean many deals need less cash than the same plan in Austin or Dallas.
What sets El Paso apart for investors is who rents here. Fort Bliss, one of the largest Army installations in the country, brings a constant flow of military households, many of them renting. Add a large university, medical centers and cross-border trade, and the renter base is broad and steady.
Renting near Fort Bliss
Military tenants move on orders, so a rental near the post can turn over more often than one across town. It also tends to re-rent quickly, because new households arrive on the same schedule. Price the turnover in: a few extra weeks of vacancy and a fresh coat of paint each cycle. Federal and Texas law let service members end a lease early when they receive qualifying orders, so build that possibility into your vacancy budget.
A DSCR loan suits this kind of rental, because it qualifies the property on its rent rather than your income. Our lending partners' DSCR program has no minimum credit score and lends from $75,000 to $2 million, up to 80 percent of value on a purchase or rate-and-term refinance. The appraiser will estimate market rent, and the rent has to cover the full payment, including property tax and insurance.
Found an El Paso rental or flip?
Send the address, the numbers and your exit. Our lending partner's team reviews it and tells you which program fits.
Flipping for government-loan buyers
El Paso's prices put many resale buyers in VA and FHA loans. That shapes a flip in two ways.
Finish to pass the appraisal. Government-backed loans come with property condition standards the appraiser checks: working systems, safe stairs and railings, no peeling paint on older homes, a sound roof. A flip that leaves those for the buyer can lose the sale.
Mind the calendar. FHA generally will not insure a purchase within 90 days of your own acquisition, and a resale within 91 to 180 days at double your price or more needs a second appraisal. Plan your listing date around that if your likely buyer uses FHA.
Texas is a non-disclosure state, so build the after-repair value from closed sales an agent pulls from the multiple listing service. Our lending partners' minimum loan is $50,000, and the loan is capped at 70 percent of after-repair value, so on El Paso's lowest-priced streets check that the numbers reach the minimum before you go under contract.
Texas rules that apply in El Paso
No transfer tax on the sale, and no state income tax on rental profits.
Property tax resets on purchase. Texas limits yearly appraisal increases on non-homestead property worth up to about $5.32 million in 2026 to 20 percent, but only after a full calendar year of ownership, the limit is removed when the property sells, and it is scheduled to expire after the 2026 tax year unless the Legislature renews it. Estimate your tax on the price you pay and the full combined rate for the property's city, county, school district and other taxing units.
Fast foreclosure. Texas generally forecloses outside court under a deed of trust, with sales on the first Tuesday of the month, which keeps lenders comfortable and brings auction properties to market regularly.
Our lending partners' terms in El Paso
Fix and flip, bridge and short-term construction loans: from $50,000, up to 100 percent of cost but no more than 70 percent of after-repair value, whichever limit is reached first, with a 600 minimum credit score. Standard pricing starts at 12.99 percent plus 2.99 points. Borrowers who have paid off two loans with the lending partner in good standing can qualify for loyalty pricing of 10.99 percent plus 1.99 points.
Leverage depends on the experience you can document over the past three years. Loans are for non-owner-occupied investment property held in an entity such as an LLC or corporation. The lender decides the final terms for your property, so confirm them before you commit.
Holding an El Paso rental? Our two free landlord books compare what a rental costs to carry across twelve states, including Texas.
Send it through the form above and our lending partner's team will tell you which program fits.
Related guides
Texas · New Mexico · San Antonio · DSCR rental loans · Location rules for flip loans
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El Paso hard money questions
Is buying a rental near Fort Bliss a good investment?
It can be, if you price the turnover. Military households move on orders, so vacancies come more often, but units near the post tend to re-rent quickly because new households arrive on the same schedule. Budget extra vacancy weeks and a make-ready each cycle.
Can a military tenant break my El Paso lease early?
Yes, in many cases. Federal law lets service members end a residential lease early after qualifying orders, such as a permanent change of station or a deployment of 90 days or more, with written notice. Plan your vacancy budget with that in mind.
Can I get a DSCR loan on an El Paso rental with no minimum credit score?
Our lending partners' DSCR program has no minimum credit score. It lends from $75,000 to $2 million, up to 80 percent of value on a purchase or rate-and-term refinance, and qualifies the property on its rent. The lender decides.
Can I sell my El Paso flip to an FHA buyer?
Yes, but not within 90 days of your purchase. FHA generally will not insure a resale within 90 days of the seller's acquisition, and a resale within 91 to 180 days at double the price or more needs a second appraisal. Finish the house to pass the buyer's appraisal too.
Will my El Paso rental's property tax go up after I buy?
Often. Texas's 20 percent yearly limit on non-homestead appraisals only applies after a full calendar year of ownership and is removed when the property sells. Estimate taxes on your purchase price and the full combined rate for the property's taxing units.
What does an El Paso fix and flip loan cost?
Our lending partners' standard pricing starts at 12.99 percent plus 2.99 points, from $50,000, up to 70 percent of after-repair value and 100 percent of cost. After two loans paid off in good standing, loyalty pricing of 10.99 percent plus 1.99 points can apply.
Sources
- US Army, Fort Bliss, installation overview (accessed Oct 2026)
- US Census Bureau, 2020 Census data, El Paso metro population (accessed Oct 2026)
- 24 CFR 203.37a, FHA 90-day and 180-day property flipping rules (accessed Oct 2026)
- US Department of Justice, Servicemembers Civil Relief Act, early termination of residential leases on qualifying orders (accessed Oct 2026)
- Texas Comptroller, Valuing Property, 20 percent non-homestead circuit breaker limitation (accessed Oct 2026)
- Harris Central Appraisal District, Circuit Breaker Cap, $5.32 million 2026 threshold and scheduled expiration (accessed Oct 2026)
- Texas Property Code, Section 51.002, first-Tuesday foreclosure sales (accessed Oct 2026)
Dominion Hard Money does not lend its own funds; it arranges financing through third-party lending partners. All financing is arranged for business purposes only and secured by non-owner-occupied investment property. Not a commitment to lend. All loans subject to underwriting, property review, and approval by the lender. Terms vary by property, borrower experience, and exit strategy.