Commercial Real Estate Bridge Loans for Acquisitions & Refi
Commercial Real Estate Bridge Loans
- * Acquisition needs certainty of funds before agency terms are ready
- * Value add plan needs capex and interest reserve during lease up
- * Refi blocked by covenants, maturing debt, or rate caps expiring
- * Term sheet backed by lenders that actually close
- * Loan sizing tied to LTC, LTV, and pro forma DSCR that stands up
- * Dated path to funding with third party reports scheduled
- * Close on the asset, finish works, hit stabilization, take out on term debt
- * Transparent fee map and covenants that your team can manage
- * Extensions priced in advance to avoid last minute scrambles
What we arrange
- * Acquisitions and recapitalizations
- * Value add and lease up for multifamily, office, industrial, retail, hospitality, self storage, specialty
- * Construction completion and broken closings
- * Senior bridge first lien, interest only
- * Senior plus mezzanine or preferred equity where needed
- * Non recourse with carve outs, partial recourse where required
- * Capex and interest reserves sized to plan and timeline
- * Cash management, lockbox, and trigger based sweeps
- * DSCR or business plan covenants that match reality
Typical terms in market
Up to 70 to 75 percent LTV on as is value. Up to 75 to 80 percent LTC where business plan is credible. Higher leverage possible with mezzanine or pref equity.
Floating base such as SOFR plus a spread sized to asset, plan, and sponsor. Tenor 6 to 24 months with one or two extensions pre priced.
First lien mortgage or deed of trust, assignment of leases and rents, UCC filings, equity pledge, guarantees where applicable, and required insurances.
How this approach stacks up
| Decision point | Traditional bank | Private lender only | Arranged bridge debt |
|---|---|---|---|
| Speed to term sheet | Committee driven timing | Single quote risk | Competitive options from targeted lenders |
| Leverage and reserves | Conservative sizing | May skip reserves and raise risk | Plan based LTC, LTV, and reserves that hold up |
| Business plan alignment | Template covenants | Inconsistent underwriting | Underwriting narrative tied to milestones |
| Takeout path | Often left open | Not always defined | Documented exit to perm, sale, or refi |
What we need to proceed
- * Address, type, current occupancy and rents
- * Business plan, capex and lease up timeline
- * Sources and uses with exit route
- * T 12 and T 3, rent roll, real estate taxes and insurance
- * Borrower and guarantor info, track record and net worth
- * Cap table and entity structure
- * Appraisal, Phase I ESA, survey, zoning, and title
- * PCNA or PNA where relevant
- * Leases and major contracts
Process to term sheet and funding
Quick pass on asset, plan, leverage, and timeline. Target LTC and reserves set early.
Narrative, sources and uses, rent roll, T 12, capex, exit, and draft terms. Sent to a short list of lenders that fit the file.
Compare advance rate, spread, fees, reserves, covenants, and timing. Select a lead with a realistic close plan.
Appraisal, environmental, survey, title, legal, and insurance. Loan docs negotiated with a clean checklist and weekly calls.
Conditions precedent ticked off, escrow closed, reserves funded, and draw process confirmed for day one.
Bridge loan FAQ
By LTC, LTV, and pro forma DSCR. We also look at debt yield and exit DSCR on the takeout.
What rates should I expectFloating base such as SOFR plus a spread that reflects asset, plan, sponsor, and market depth. We quote ranges up front.
Is non recourse availableYes with bad boy carve outs. Some lenders ask for partial recourse until milestones are met.
Appraisal, Phase I ESA, ALTA survey, title, zoning, insurance binders, and often a PCNA. We schedule these with the close plan.
Can you arrange mezzanine or prefYes where senior permits it. Intercreditor terms are discussed before documents start.
What is the exit planStabilized agency or bank debt, CMBS, sale, or refi. We set tests that show when the takeout is ready.
Ready to secure bridge debt that closes
Send the address, business plan, sources and uses, target close date, and your preferred leverage. We will reply with lender options, terms, and a checklist to funding.
Request Bridge Loan TermsWe act as an arranger on a best efforts basis through regulated and institutional capital partners. All proposals are subject to KYC and AML, sanctions screening, third party reports, and lender approval. Nothing here is a commitment to lend.
Get Started With Us
Submit Your Deal & Receive a Proposal Within 1-3 Working Days
Submit your deal using our secure intake form, and receive a quote within 1-3 business days. Existing clients can connect with their relationship manager through our secure web portal.
All submissions are
promptly reviewed, and all communications are conducted through the intake form or the client portal for a seamless and secure process.
Thank you for considering working with us. A nominal fee of US$500 is required upon completion of each form. This fee covers the time and effort we invest in reviewing your submission and crafting a thorough proposal. We receive numerous inquiries and prioritize those that carry this fee, ensuring serious applicants receive prompt attention.
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Submit a RequestAcquisitions
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Submit a RequestOnce we receive your submission, our team will review your information to determine feasibility. If eligible, you will receive a proposal or term sheet within 1–3 business days. Visit our FAQ and Procedure pages for more information.
Disclaimer: Financely provides financing based on due diligence and feasibility. Approval is not guaranteed, and past performance does not predict future outcomes. All terms are subject to review. Financely primarily assists with structuring and distribution. Qualified parties carry out the project if the client approves the proposal.
