TurkMortgages.com (a team of NEXA Mortgage, LLC) · Ethan Morgan NMLS #2738407 · NEXA Mortgage, LLC Corp NMLS #1660690
Finance short-term rental properties in Texas using the projected or actual STR income — not your W-2. DSCR-based qualification with AirDNA market projections or 12-month booking history. Built for serious Airbnb and VRBO investors scaling portfolios in Houston, Austin, San Antonio, and the Hill Country.
A short-term rental (STR) DSCR loan qualifies you based on the property's rental income — including nightly Airbnb / VRBO income — not your personal tax returns or W-2s. Conventional lenders use long-term lease comparables that often understate STR earning power by half. STR-focused DSCR programs accept either 12 months of actual booking history from your Airbnb, VRBO, or property-management dashboard, or AirDNA market projections for properties without history yet. If the property's income covers PITIA, you qualify — no personal income docs.
A Galveston or Austin Airbnb that earns $4,800/month can be appraised at only $2,200/month as a long-term rental — a half-discount that kills most conventional approvals. STR-specific DSCR loans use the real number, which is the whole point.
If your city or HOA restricts or bans short-term rentals at the address (Austin, parts of Houston, many HOAs have limits), the loan can't be made — or income is capped to the legal nightly limit. I confirm STR eligibility at the address before we write the file.
STR DSCR is a business-purpose loan. The lender calculates: DSCR = Gross Monthly STR Income ÷ Total Monthly PITIA (principal, interest, taxes, insurance, HOA). If that ratio is at least 1.0, the property pays its own way and you qualify. No paystubs, no W-2s, no tax returns required from you — the property's cash flow is the underwriting.
For properties you already operate, lenders use your 12-month booking history from the platform dashboard or PMS. For purchase loans without history, lenders use AirDNA market projections — comparable nightly rates, occupancy, and seasonality from real STR comps in your area. Most use the higher of the two valid sources.
STR DSCR loans are written for business purposes and commonly close in the name of an LLC — protecting your personal assets and keeping the rental cleanly separated. Personal guarantee is typically still required.
Best if you have it
Direct from Airbnb / VRBO dashboard, PMS report, or tax docs from the property. Trailing 12-month gross divided by 12 = monthly qualifying income. Used at face value (sometimes haircut to 75–80% by conservative lenders).
For purchase without history
Third-party platform that pulls comparable STR comps (same area, bed count, property tier) and projects annual revenue including seasonality and occupancy. Many lenders apply 75–80% of the AirDNA projection to be conservative.
Conservative comparison
Some lenders cross-check against Appraiser's Form 1007 long-term rent schedule and use the higher of the two. Almost always lower than STR for vacation markets.
A Galveston beach property's Airbnb dashboard shows $52,800 gross over the past 12 months. Monthly qualifying income = $52,800 ÷ 12 = $4,400. At a $3,200 PITIA, DSCR = 1.375 — strong qualification range.
If Austin restricts STR to 90 nights/year at an address, the lender underwrites to the legal cap. At $250/night × 90 nights = $22,500/year ÷ 12 = $1,875/month. The legal limit, not what you could theoretically earn, is what qualifies.
You don't need to prove your income, but your credit score still affects rate, down payment, and DSCR threshold. Higher FICO + higher DSCR = best terms.
Enter monthly STR gross (or AirDNA projection) in the 'income' field. The calculator estimates loan size and the rough DSCR. Actual underwriting uses PITIA — taxes, insurance, HOA — which can vary by property. For illustration only — not an offer or approval. Excludes taxes, insurance, HOA, and mortgage insurance.
STR DSCR is a niche where the lender match really matters. As a NEXA broker I shop the wholesale STR investors that actually underwrite Airbnb / VRBO income at face value — not the watered-down long-term comp.
Investment properties in Texas are commonly titled in an LLC for liability protection and clean separation from personal finances. This is fully supported by DSCR / non-QM lenders (and often required). Standard agency loans (Fannie/Freddie) require title in your personal name. I'll match the right product to your titling preference.
| Feature | STR DSCR (Airbnb) | Long-Term Rental DSCR |
|---|---|---|
| Income source | STR history or AirDNA | 12-month lease or market rent |
| Earning power | 2–3x long-term | Standard market rent |
| Min down | 20–25% | 20% |
| DSCR floor | Often 1.0–1.10 | 0.75–1.0 |
| Reserves | 6–12 months | 3–6 months |
| Local rules | Must permit STR | Long-term legal everywhere |
| Best for | High-tourism markets | Stable rental markets |
Sometimes a property pencils as either an STR or a long-term rental. I'll run the DSCR both ways so you can see which path qualifies, which rates better, and which makes more long-term sense — including local-rule risk.
Let's qualify on the property's real STR income — not a half-priced long-term comp. I'll pull AirDNA, check local rules, and structure the LLC closing. No cost, no obligation. English & Turkish.