Close in 7 Days · Asset-Based · No Tax Returns · All 50 States

Bridge Loans for real estate investors.

Short-term capital that moves when you need to move. Value-add acquisitions, cash-out equity, rate-and-term refinances, cross-collateral structures. Asset-based underwriting — no tax returns, no W2s, no DTI. Close in 7 days.

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7 days

Close time

75%

Max LTV

8.49%

Rates from

1–24

Month terms

No W2

Required

What Bridge Loans Are For

When you can't wait for a bank. Or shouldn't.

A bridge loan is short-term capital that solves a timing problem. The property won't wait 45 days. The opportunity closes Friday. Your equity is locked in another asset. The conventional lender said no because the property needs work. These are bridge loan situations — and there are more of them than most investors realize.

Value-add acquisition

Buy a distressed or transitional property that doesn't qualify for conventional or DSCR financing because it needs significant work or is vacant. Stabilize it, then refinance into a long-term DSCR loan once it's leased and cash-flowing.

Cash-out equity refinance

Pull equity from an existing investment property quickly to fund a new acquisition or renovation. Bridge cash-out is faster than a conventional refinance and doesn't require income documentation — the asset's value is what matters.

Rate-and-term refinance

Replace a maturing hard money loan, high-rate construction loan, or existing bridge loan with new short-term financing while you execute your business plan and prepare for permanent financing.

Speed-to-close competitive buy

Win a deal against cash buyers by closing in 7 days. The seller wants certainty and speed — a bridge loan gives you both without requiring the conventional financing timeline that would cost you the deal.

Cross-collateral structure

Use equity in an existing property as collateral for a new acquisition — without selling the existing asset. Cross-collateral bridge loans allow you to deploy equity from your portfolio into new deals without triggering a sale event.

Construction completion

Existing construction stalled because your original lender stopped funding. A bridge loan provides the capital to complete the project, allowing you to sell or refinance into permanent financing upon completion.

Bridge Loan Terms

Loan terms at a glance.

Rates from

8.49%

Interest-only

Max LTV

75%

As-is value

Max CLTV

75%

Combined with existing debt

Loan terms

1–24 mo

Extensions available

Close time

7 days

Fastest programs

Loan amounts

$100K–$25M

Residential to commercial

Min. credit

620+

Asset-based — credit matters less

2nd position

Available

Select programs up to 75% CLTV

Total cost of capital — understand all-in costs, not just the rate

Bridge loans carry origination fees of 1–3% of the loan amount and some programs add an exit fee of 0.5–1.5% at payoff. On a $500,000 bridge loan, 2% origination plus 1% exit equals $15,000 in fees before interest. For a 6-month hold at 10%, that's another $25,000 in interest — total cost of $40,000 on $500K for 6 months. Model the all-in cost before committing, not just the rate. If the deal produces a $120,000 profit, $40,000 in financing cost is very acceptable. If the deal produces $45,000 — it may not be.

The Single Most Important Thing

Exit strategy is the deal-breaker. Not the rate.

Every bridge loan application lives or dies on the exit strategy. A bridge loan is short-term debt — it must be repaid. The question every lender asks before approving is: how does this get paid off? The answer must be specific, realistic, and tied to a concrete timeline. Vague exit strategies get declined. Here's what qualifies.

Exit strategies that work

✓Sale of the property — with a realistic timeline based on market comps and days-on-market data
✓Refinance into DSCR once stabilized — with a specific target date tied to lease-up
✓Refinance into permanent financing — with a term sheet already in hand or a clear qualifying path
✓Sale of a different property providing payoff proceeds
✓Equity raise from a capital partner with documented commitment
✓Construction completion and sale — with a realistic completion timeline

Exit strategies that don't work

“We'll refinance when rates come down.”

Not an exit strategy. Rates may not come down on your timeline and there is no certainty of refinance qualification.

“The property will sell eventually.”

Not specific enough. Lenders need a realistic timeline based on actual market data, not optimism.

“We'll figure it out.”

This is the most common reason bridge loan applications get declined. Come with a plan.

The exit strategy tells the lender how they get repaid. It is the foundation of every bridge loan approval. Spend as much time on the exit as you spend on the acquisition.

The Bridge-to-DSCR Strategy

The most common bridge loan exit. Done right.

The most common exit strategy for investment property bridge loans is refinancing into a long-term DSCR rental loan once the property is stabilized and leased. This is a powerful strategy when executed correctly — and it's one we support from both ends, originating both the bridge loan and the DSCR refinance.

How the bridge-to-DSCR transition works

You acquire a value-add property using a bridge loan — it needs work, it's vacant, or it doesn't yet qualify for DSCR financing. You complete the renovation, lease the property, and stabilize it. Once the property has a signed lease and can demonstrate rental income, it qualifies for a DSCR loan. You refinance the bridge loan into a 30-year fixed DSCR loan using the rental income to qualify — no tax returns required on the refinance. The bridge loan is repaid, you're in permanent financing, and the carrying cost drops from a bridge rate to a DSCR rate. The key is having a realistic stabilization timeline — most DSCR refinances happen 3–9 months after the bridge loan closes. Underwrite the deal at the bridge rate for the full expected hold period before assuming the DSCR refinance happens on your ideal schedule.

Complete 2026 Guide

Bridge Loans for Real Estate: The 2026 Investor Guide

A bridge loan is one of the most versatile tools in real estate investing — and one of the most misunderstood. Many investors think of bridge loans only as a last resort when other financing fails. Experienced investors think of them as a strategic instrument for capturing time-sensitive opportunities, recycling equity efficiently, and executing value-add strategies that conventional lenders won't touch. Understanding when and how to use bridge financing is what separates investors who can act on any deal from those who miss opportunities because their capital is stuck or their timeline doesn't match the seller's.

What Makes Bridge Loans Different

Bridge loans are asset-based short-term loans. The primary underwriting consideration is the property's value — its as-is value and, in some cases, its after-stabilization value. Your personal income, your tax returns, your employer, and your debt-to-income ratio are not the primary factors. This is fundamentally different from conventional mortgage underwriting and is why bridge loans can close in 7 days while a conventional lender needs 45.

The trade-off is cost. Bridge loans carry higher interest rates than permanent financing — rates in 2026 range from approximately 8.49% to 12%+ depending on leverage, property type, lender type, and deal risk. They also typically include origination fees of 1–3% of the loan amount. For deals where the profit margin justifies the cost — which is most well-underwritten value-add transactions — bridge financing is entirely appropriate and often the only viable option.

Value-Add Bridge Loans — The Core Use Case

The most common application of bridge loans for real estate investors is the value-add acquisition — buying a distressed, vacant, or transitional property that doesn't qualify for conventional or DSCR financing in its current condition. A property with deferred maintenance, no tenant, or below-market rents doesn't qualify for a DSCR loan because there's no stabilized rental income to underwrite. A bridge loan acquires the property, the investor executes the value-add plan (renovation, lease-up, operational improvement), and the stabilized property refinances into permanent DSCR financing. The bridge loan was the tool that enabled the acquisition; the DSCR loan is the permanent capital stack.

Cash-Out Bridge Loans — Recycling Portfolio Equity

Bridge loans are frequently used for cash-out refinances on existing investment properties — pulling equity out quickly to deploy into new acquisitions or renovations. A cash-out bridge loan against an existing investment property can close in 7–10 days, compared to 30–45 days for a conventional refinance. The qualification is based on the property's as-is value, not personal income. Investors who have built significant equity in their portfolios use bridge cash-outs to maintain portfolio momentum — recycling equity from appreciated properties into new opportunities without the delays and income documentation requirements of conventional refinancing.

Cross-Collateral Bridge Loans

Cross-collateral bridge loans use equity in one or more existing properties as collateral for a new acquisition — without selling the existing asset. If you own a property with significant equity and want to acquire a new investment without a large cash down payment, a cross-collateral structure may allow you to leverage that equity into the new deal. The combined loan-to-value (CLTV) across all collateral properties must stay within program limits — typically 70–75% CLTV. Cross-collateral structures are more complex to underwrite and require clean title on all collateral properties, but they're a powerful tool for experienced investors who want to deploy equity without triggering taxable sale events.

Second Position Bridge Loans

Some bridge programs allow second lien position — lending behind an existing first mortgage up to a combined LTV of 70–75%. Second position bridge loans carry higher rates than first position but allow investors to access equity without refinancing the existing first mortgage. This can be valuable when the first mortgage has a favorable rate or term that the investor wants to preserve. Second position bridge loans require the existing first lender's consent in many cases and are subject to more conservative LTV limits due to the subordinated position.

Bridge Loan Rates and Total Cost of Capital

Bridge loan rates in 2026 generally range from 8.49% to 12% for investment property transactions. Most programs add origination fees of 1–3% of the loan amount and some add an exit fee of 0.5–1.5% at payoff. When modeling a bridge loan deal, calculate the all-in cost — rate plus fees amortized over the expected hold period — not just the stated interest rate. A 10% bridge loan with 2% origination and 1% exit fee held for 6 months has an effective all-in cost equivalent to approximately 16% annualized. That's the number to model against your deal's projected return. If the deal produces a 25%+ return, the bridge financing cost is very acceptable. If the deal produces 12%, the financing cost may consume too much margin.

When Not to Use a Bridge Loan

Bridge loans are the right tool for transitional, time-sensitive, and value-add situations. They are not the right tool for stabilized properties that can qualify for DSCR financing — there's no reason to pay a bridge rate on a cash-flowing rental that qualifies for a 6.5% DSCR loan. If the property generates stable rental income and meets DSCR qualification criteria, go straight to the permanent loan. Reserve bridge financing for situations where the asset genuinely can't access permanent capital yet — because of condition, vacancy, or timing.

Bridge Loan FAQ

Common Questions from Real Estate Investors

The fastest programs close in 7 business days. Standard programs close in 10–14 days. Speed depends on how quickly title work and appraisal are completed — these are the primary variables. Having clean title and a ready appraisal order on day one gets you to the fastest possible close.

Have a deal that needs to move fast?

Close in 7 days. Asset-based. No tax returns.

Tell us about your deal — property, loan amount, and exit strategy. We can have preliminary terms on the phone within minutes and a written term sheet within 24 hours.

Call Dominick: (908) 220-6404 →Apply Online