Reunion ranks as a medium-DSCR-friendliness market with medium growth dynamics, sitting in the South region of the country.
Reunion attracts DSCR investors for specific reasons rooted in local economics. The South regional position combined with Florida's effective 1% property tax produces a particular cash flow profile that distinguishes Reunion from peer metros. At a metro population of 8K and medium growth dynamics, the rental demand base supports steady occupancy.
Reunion in regional context
Reunion is part of the Sunbelt investor story. No state income tax in Florida enhances investor after-tax returns. Orlando premium STR community
Dominant property types in Reunion include SFR.
DSCR vs. conventional financing in Reunion
For Reunion investors deciding between DSCR and conventional Fannie/Freddie investor financing, the choice depends on borrower profile, deal characteristics, and portfolio plans. DSCR typically prices 100-200bps above conventional but removes income documentation and DTI constraints.
| DSCR | Conventional Investor | |
|---|---|---|
| Underwriting | Property cash flow | Borrower income (DTI) |
| Personal income docs | None required | Tax returns, W-2s |
| LLC vesting | Required/preferred | Often restricted |
| Rates | 7.5-10.5% | 6.5-8.5% |
| Max LTV | 80% purchase, 75% refi | 75-80% |
| Portfolio caps | None | Fannie 10-property cap |
Investor strategies that work in Reunion
Within Reunion, the strategies that produce reliable returns include balanced cash flow and appreciation holds, STR DSCR for properties near tourism corridors, institutional-scale portfolio building. The metro rewards operators who treat Reunion as a market with submarket-level variation rather than a monolithic investment area.
Where Reunion fits in the broader market
Reunion's position among US investor markets reflects its specific blend of Florida state-level dynamics and South regional patterns. The metro sits among the larger US markets with medium growth momentum. Investors comparing Reunion to other options should weight the specific cash flow vs appreciation balance.
DSCR lenders active in Reunion
Angel Oak Mortgage Solutions is a broker-only wholesale DSCR lender requiring a minimum 680 credit score and a firm 1.00 minimum DSCR. Loan sizes run $100,000 to $3,000,000. Maximum LTV is reported at 85% by one source and roughly 80% by another; this listing uses 85% — confirm the applicable limit directly with a broker. Licensed in 43 states.
CoreVest Finance is a direct DSCR lender specializing in portfolio and blanket loans across multiple properties. Minimum credit score is 620 with a 0.80 minimum DSCR. Loan sizes run $75,000 to $3,000,000 with a maximum 80% LTV. Licensed in 46 states.
Conventus is a direct DSCR lender with a short-term rental underwriting focus, licensed in California plus 44 other states (45 total). The company does not publish minimum credit score, DSCR, loan size, or rate figures in the sources reviewed; borrowers should request current terms directly.
Logan Finance offers a DSCR rental loan program through wholesale and broker origination channels. The company does not publish minimum credit score, DSCR, loan size, rate, or state-coverage figures in the sources reviewed; borrowers should confirm current terms and coverage directly.
Merchants Mortgage & Trust is a direct DSCR lender with a 660 minimum credit score, 0.75 minimum DSCR, and maximum 80% LTV. The company does not publish minimum/maximum loan size or state-coverage figures in the sources reviewed.
Park Place Finance is a direct DSCR lender licensed in most states with a 640 minimum credit score. The company does not publish minimum DSCR, loan size, LTV, or rate figures in the sources reviewed.
Reunion-specific FAQ
Reunion is in Florida, with effective property tax rate of approximately 1%. Florida has no state income tax, which materially improves net cash flow for Reunion rental investors. For a Reunion property at the median home value of $565K, annual property tax runs approximately $6K.
Reunion carries elevated climate exposure — primarily hurricane and storm surge. Insurance in Reunion runs materially above the national average. Flood zone status (FEMA) matters for Reunion acquisitions — verify before purchase.
Reunion sits in the moderate-growth tier. Steady job market and stable demographics support consistent rental demand. Returns typically blend modest appreciation with meaningful cash flow.
Single-family dominates Reunion DSCR activity. Typical types include SFR. Limited multi-unit inventory.
Reunion is generally STR-friendly. STR-specific DSCR lenders (Easy Street Capital, Visio) underwrite Reunion on projected nightly revenue. Verify local STR rules and zoning before acquisition.
Reunion's gross rent-to-price ratio averages 0.55% — workable for DSCR. Properties at median produce DSCR of 1.0-1.2 at standard LTV; stronger acquisitions can clear 1.3+.
BRRRR works selectively in Reunion for disciplined operators. Acquisition discipline, accurate ARV, and clean rehab execution matter more here than in deeper cash-flow markets.
Reunion metro population is approximately 8K. Large metro size supports diverse tenant pool and deep rental demand across submarkets.
Reunion investor activity comes primarily from US residents — mix of local operators and out-of-state portfolio buyers.
Most DSCR lenders active in Reunion are national non-QM platforms — Kiavi, Lima One, Easy Street, LendingOne. Some regional non-QM operators may have specific advantages.
Reunion has less pronounced seasonal patterns than colder-climate metros. Year-round tenant demand more typical.
Most Reunion DSCR investors hold 5-10+ years. Hold timing depends on appreciation, refinance cycles, and investor capital recycling.
Within the South region, Reunion occupies the mid-tier. Population of 8K and medium growth profile place it in the steady-growth tier.
Bottom line for Reunion
Reunion's appeal to DSCR investors comes from the specific combination of medium cash flow economics, medium growth dynamics, and South regional positioning. Active investors typically build portfolios mixing Reunion with one or two complementary markets — a strategy that diversifies across regional risks while concentrating in operationally familiar territory.
Core DSCR questions
DSCR rates currently run 7.5–10.5% depending on borrower profile, leverage, and DSCR coverage ratio. Best pricing requires DSCR 1.25+, FICO 740+, and 5+ funded deals of experience.
Yes — most DSCR lenders require or strongly prefer LLC vesting. Structured as business-purpose loans, DSCR vesting in an LLC maintains exemption from consumer mortgage regulations. Personal guarantees from LLC principals typically back the loan.
Standard DSCR closes in 30-45 days from application to funded close. Refinances may run slightly faster; cash-out refinances and complex properties slightly longer.
Property appraisal, lease (if rented) or projected rent estimate, title commitment, insurance binder, LLC operating agreement, basic credit pull, and proof of liquidity reserves. No personal tax returns or income documentation required.
Educational content only. DSCR loan terms, eligibility, and pricing are determined by individual lenders and subject to change.