We provide lender-ready capital raise packaging and debt or equity placement support for business owners and buyers looking to secure serious term sheets and close funding on a defined timeline.
For business owners and acquirers pursuing private debt or equity, submit your deal for review. We revert within one working day with next steps and either a quote for our services.
For pre-submission discussions, we offer paid consultations. To initiate underwriting and lender outreach, submit the deal.
Commercial Real Estate Debt, Bridge Financing, And Execution
A commercial bridge loan is a short-term real estate loan designed to “bridge” a property from one financing event to the next. In plain terms, it buys you time when you need to close fast, reposition a building, finish a value-add plan, or stabilize cash flows before refinancing into permanent debt.
A commercial real estate bridge loan is not meant to be held for years. The lender is underwriting an exit, which means a credible path to repayment such as a refinance, a sale, or a permanent loan takeout once the property reaches defined metrics.
Financely structures and places bridge financing by packaging a lender-ready deal file and routing it to a lender network for term sheets and credit decisioning. For process context, see How It Works and What We Do.
In Commercial Real Estate, “bridge loan” typically means a short-tenor, collateral-first facility secured by the property, underwritten on the current condition plus a business plan. “Collateral-first” matters because many bridge lenders care more about the asset, the capex plan, and the exit than about perfectly stabilized historical cash flow.
This is why bridge debt is common for transitional assets. “Transitional” means the property is not yet in the form a permanent lender wants, such as occupancy below target, rents below market, pending renovations, incomplete tenant improvements, or operating statements that need normalization.
Fast clarity: permanent loans generally want stabilized cash flow and clean trailing financials. Bridge loans tolerate transition, but they demand a credible plan and a credible repayment event.
If your financing need is part of a broader acquisition and capital stack strategy, review Financely’s Commercial Real Estate capital raising entry point: Commercial Real Estate Financing.
Bridge financing exists because real estate deals rarely wait for perfect timing. Sellers want certainty. Brokers want speed. Properties come with issues that are fixable, but not on day one. A bridge loan is designed for these moments.
When a purchase agreement has a short close window, a bridge lender may move faster than traditional bank credit. Speed matters because losing a deal can cost more than a few points of pricing. The underwriting focus becomes: purchase basis, as-is value, sponsor execution history, and the refinance plan.
Value-add means you are buying “below potential” and spending capex to unlock income. The bridge lender cares about capex scope, contractor plan, timeline, contingency, and how the completed asset will qualify for takeout debt. “Takeout” means the permanent loan that repays the bridge lender.
Bridge-to-perm is a common phrase used when the sponsor expects to refinance into a long-term loan once occupancy and NOI stabilize. “Stabilize” is not a vibe. It is usually a numeric target: leased percentage, debt service coverage, and a minimum period of consistent collections.
Lease-up risk means the property has vacancies, expiring leases, or below-market rents that need active management. Bridge lenders tolerate this if the market supports absorption and the sponsor can execute leasing. The exit is usually a refinance once the rent roll is stronger and income is less volatile.
Most borrowers talk about interest rate first. Most bridge lenders talk about risk first. Risk is measured with underwriting metrics. If your deal file does not speak the lender’s language, you get delays, tighter terms, or a decline.
LTV is loan-to-value, a measure of the loan relative to appraised or as-is value. It matters because value is the lender’s collateral cushion. LTC is loan-to-cost, a measure of the loan relative to total project cost including purchase price and capex. It matters because LTC tells a lender how much sponsor equity is at risk. More sponsor equity often means better alignment.
DSCR is debt service coverage ratio, typically NOI divided by debt service. It matters because it indicates whether the property can pay interest from operations. In bridge deals, DSCR can be thin or negative during renovations, which is why interest reserves and cash management become critical.
Debt yield is NOI divided by loan amount. It matters because it is less sensitive to interest rate and amortization assumptions than DSCR. Many lenders use debt yield to sanity-check whether the loan amount is too aggressive relative to the property’s income base.
The exit is the core of bridge underwriting. “Exit analysis” means the lender wants proof that either (1) a permanent lender will accept the property at stabilization, or (2) the sale value supports repayment. A good bridge file shows a conservative refinance scenario, not just a rosy pro forma.
Searchers often type “bridge loan rates today” because they want a quick number. In commercial real estate, pricing is not a menu. It is a risk price. “Risk price” means your rate, fees, and structure depend on asset type, location, sponsor profile, leverage, stabilization path, and the lender’s current cost of capital.
A commercial bridge loan is commonly priced with an interest rate plus lender fees, and it may include extension fees, exit fees, and reserve requirements. Fees matter because they change your true cost of capital. Reserves matter because they change your actual liquidity during the hold period.
How to think about a commercial bridge loan calculator: you are calculating more than interest. Include lender fees, extension assumptions, interest reserves, and capex holdbacks. The point is not a perfect model on day one. The point is a realistic “all-in cost” that your business plan can absorb.
If you want Financely’s underwriting approach to packaging, document discipline, and lender routing, see Procedure.
Borrowers underestimate documentation because they think the property speaks for itself. Lenders need a file that can survive internal approval. That file is built from property data, borrower data, and a business plan that ties directly to the exit.
Expect to provide a current rent roll, trailing 12-month operating statements (T12), property management reports, a capex plan with scope and schedule, insurance info, and third-party diligence such as appraisal and environmental reporting. Each item matters because it reduces uncertainty. Uncertainty is what lenders price against.
Bridge lenders want entity documents, sponsor experience, financial statements, a liquidity and net worth picture, and background checks. Liquidity matters because projects drift. Cost overruns and lease-up delays happen. A lender wants to know the sponsor can survive friction without defaulting.
“Business plan” means a written plan with milestones, not a paragraph. A lender wants to see leasing targets, renovation milestones, capex draw logic, stabilization assumptions, and downside cases. Downside matters because it proves the sponsor is not blind to risk.
Your refinance plan should show what the stabilized NOI supports at conservative cap rates and conservative permanent debt sizing. The bridge lender wants comfort that the refinance is plausible even if rates move or leasing takes longer than planned.
Bridge term sheets can look friendly until you read the controls and covenants. These terms exist because a bridge lender is living in uncertainty. The deal becomes safer when controls exist.
An interest reserve is a funded amount set aside to cover interest during periods when cash flow is not sufficient. It matters because it reduces payment default risk during lease-up or renovation. Capex holdbacks matter because lenders want to release construction funds only when work is verified.
Many bridge loans include extension options. Extensions matter because they can save a deal if leasing takes longer. The catch is performance triggers, such as occupancy levels, minimum DSCR, or capex completion. Triggers exist to prevent “evergreen” bridge debt with no plan.
Cash management ranges from light reporting to full lender control of collections. The more transitional the asset, the more likely the lender wants control. Reserves for taxes, insurance, and capex are common because they prevent surprises from becoming defaults.
Bridge deals can be recourse or non-recourse with carve-outs. Carve-outs matter because they allocate behavior risk such as fraud, misrepresentation, and unauthorized transfers. Completion support matters when the project depends on capex that must be delivered on time for the exit to work.
A commercial bridge loan is not one-size-fits-all. Multifamily, office, industrial, retail, hospitality, self-storage, and mixed-use each come with different volatility and different lender comfort. The underwriting focus shifts based on how cash flows behave and how easily a permanent lender will accept the stabilized asset.
Example: a multifamily bridge loan is often underwritten heavily on rent roll quality and market rent comps. An office repositioning bridge loan is underwritten on lease-up feasibility and tenant credit. A hospitality bridge loan is underwritten on seasonality, management capability, and STR reporting discipline.
If you need help packaging a Commercial Real Estate bridge request with lender-ready data, Financely’s CRE entry point is: Commercial Real Estate Financing.
Borrowers love “fast closes.” Lenders love “complete files.” The fastest bridge closes happen when diligence is anticipated, third-party reports are ordered early, and the borrower can answer questions in writing with documents.
Speed is commonly driven by (1) clean title and survey, (2) fast appraisal ordering, (3) clear environmental profile, (4) complete rent roll and operating statements, and (5) a sponsor that can document liquidity and experience quickly. When these are missing, timelines stretch.
Financely is a transaction-led capital advisory desk. We build the bridge loan deal package, align the story to lender credit logic, and introduce the request to a lender network for real term sheets. That includes defining the use of proceeds, the collateral story, the capex draw logic, and the refinance plan, then pushing the file through lender decisioning.
If you are building a larger capital stack beyond bridge debt, Financely also supports broader capital planning and lender routing across Commercial Real Estate requests. Start with Commercial Real Estate Financing and use the standard submission workflow on Submit Your Deal.
If you are searching for a commercial bridge loan, a commercial real estate bridge loan for a value-add acquisition, or bridge-to-perm financing, submit your purchase details, rent roll, T12, and business plan to receive a quote for packaging and placement.
Request A QuoteA commercial bridge loan is designed for transition and speed, and it is underwritten on an exit such as refinance or sale. A permanent loan is designed for long-term hold and is underwritten on stabilized cash flow with conservative assumptions. Permanent lenders usually want a stronger trailing record. Bridge lenders will fund improvement and stabilization, but they expect controls, reserves, and a credible takeout.
Expect a rent roll, T12 operating statements, purchase agreement, borrower entity and KYC documents, sponsor financials, and third-party reports such as appraisal and Phase I environmental. These requirements exist because lenders need an auditable file. If the property is transitional, lenders also want a written business plan with capex scope, leasing plan, timeline, and downside cases.
In commercial real estate, “bridge loan rates today” depends on the lender’s cost of capital and the deal’s risk profile. Risk profile includes leverage, asset type, market liquidity, sponsor capability, and the reliability of the exit. Fees, reserves, and extension economics often matter as much as the stated rate. If you model cost, include lender fees, expected hold period, and extension probability.
Yes. Many bridge loans include capex budgets, but those funds are often held back and released against evidence of work completed. The holdback protects the lender by ensuring the asset actually progresses toward stabilization. If your plan relies on capex to reach the refinance, lenders will underwrite the capex logic and timeline closely.
The exit. If refinancing conditions change, leasing takes longer, or NOI does not reach target, the bridge lender still needs repayment. That is why conservative exit modeling matters, and why extensions, reserves, and downside cases can make or break the credit decision.
Financely packages the deal into a lender-ready underwriting file, clarifies the business plan and exit logic, and routes the request to a lender network that actively quotes Commercial Real Estate bridge and transitional debt. The outcome is lender term sheets or written declines, with clear next steps rather than endless back-and-forth.
Bridge loans win deals when the file is clean: clear purchase basis, measurable business plan, conservative exit, and lender-ready diligence from day one.
Financely advises growth-focused businesses on accessing capital by introducing their opportunities to professional investors. Financely is not a securities broker or dealer. Where appropriate, engagements are coordinated with regulated broker-dealers, investment banks, legal counsel, and other specialists.
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