How Many Mortgages Can You Have? Here's the Real Limit
Considering to increase the size of your real estate portfolio or to purchase a 2-nd (or even 3-rd) property? You may be thinking how many mortgages can I hold at one time? The quickest response: you are allowed to have up to 10 mortgages in the U.S. although there is more than the number.
Imagine you have the dream of becoming a real es tate investor, or you simply want to think about the future to find the right property to purchase a lot of people dream about having many home loans and all that has to do with several home loans, you probably want to know all about that, so here is what to expect, in case you have multiple home loans, and what lenders would consider when reviewing your loan request.
Can You Really Have 10 Mortgages?
Yes, you can legally hold up to 10 conventional mortgages under federal guidelines. This is with reference to these properties such as single family, duplexes, triplexes and fourplexes. But the thing is that once you jump from the first or the second mortgage into several loans, lenders become quite choosy.
They’ll want to see that you’ve got your finances in check, that your credit is solid, and that you have enough reserves (think: liquid assets or investments) to handle all those payments in case something unexpected comes up.
What Doesn’t Count Toward That 10-Mortgage Limit?
Not every piece of property gets added to your mortgage count. For example:
Commercial properties
Apartment buildings with more than 4 units
Timeshares and vacant land
Manufactured homes on leasehold land
If your name is on a mortgage for any of the above, they won’t be counted in the “10 or fewer” rule for residential mortgages.
Why Do Lenders Care How Many Mortgages You Have?
Let’s put it simply: more loans = more risk in the eyes of a lender. If one thing goes wrong, a tenant stops paying rent, your income changes, the housing market shifts, it could affect your ability to make payments on all those loans. That’s why lenders pay extra attention to:
Your credit score
Debt-to-income (DTI) ratio
Liquid reserves
The loan-to-value (LTV) of each property
They’re looking for signs that you’re a responsible borrower and that you won’t be overextended if life throws you a curveball.
What Counts as Reserves (and What Doesn’t)?
Think of reserves as your safety net. Lenders want to see that you’ve got extra funds ready to go if needed. Some examples of reserves include:
Checking or savings accounts
Stocks and mutual funds
Certificates of Deposit (CDs)
Vested retirement funds (401(k), IRA, etc.)
Life insurance with cash value
But here’s what won’t count as reserves:
Your current home
Any property that’s already under contract to be sold
The new property you’re trying to buy
How Much Do You Need in Reserves for Multiple Mortgages?
The reserve requirements increase with each loan you take on. Here’s a rough breakdown:
Up to 4 mortgages → around 2% of the unpaid principal balances in reserves
Mortgages 5 and 6 → 4% in reserves
Mortgages 7 through 10 → 6% in reserves
So yeah, if you’re planning to scale your real estate portfolio, you’ll need to prove that you’ve got the money to back it up.
What About Investment Properties?
If you’re investing in rental homes or vacation properties, the mortgage count still applies. The property type doesn’t matter as much as the financing type. If it’s a residential loan and under four units, it adds to your total.
Keep in mind: having tenants doesn’t reduce your risk in the lender’s eyes. Even if the rent technically “covers the mortgage,” they’ll still want to verify your financial stability beyond rental income.
So... How Do Some Investors Get Around This?
Some investors tap into portfolio loans or work with specialty lenders that don’t follow the 10-mortgage rule. Others partner up with spouses, LLCs, or trusts to spread the ownership across different entities.
But this kind of structuring can get tricky fast. You’ll want to consult with a loan advisor or financial planner before going that route.
Final Thoughts: It’s Not Just About the Number
While the magic number might be 10, the real question is: can you handle 10 mortgages? Because having multiple loans means managing:
Different payment schedules
Maintenance across several properties
Risk if any property goes vacant or needs repairs
Higher insurance and property tax bills
It’s doable, but not something to jump into without a solid plan.
Talk to Movement Mortgage RGVYour Trusted Local Lender
Whether you’re a first-time homebuyer or already own multiple properties, Movement Mortgage RGV is here to help you make smart, sustainable decisions. We’ve helped families and investors across the Rio Grande Valley navigate the mortgage process with confidence and clarity.
At Movement, we’re not just about closing loans, we’re about building long-term relationships
Looking for the Best Mortgage Lenders in RGV?
Don’t settle for cookie-cutter loan options. The best mortgage lenders in the Rio Grande Valley understand that every situation is different, and so should your loan.
Movement Mortgage was founded on the belief that homeownership should be accessible, transparent, and meaningful. From McAllen to Brownsville and everywhere in between, we’re proud to serve the RGV with integrity, innovation, and impact.
Reach out today and see why more locals trust Movement Mortgage RGV to guide them home.
