Hard Money Bridge Loans
Short-term bridge financing for real estate investors who need to move fast. We connect borrowers with hard money lenders in our network that close in days, not weeks. Acquire the deal now. Refinance or sell on your own timeline.
Loan Parameters
Bridge loan terms at a glance
Programs vary by capital source. Final terms disclosed at offer.
What is a hard money bridge loan?
A hard money bridge loan is a short-term real estate loan backed by the equity in the subject property rather than the borrower's personal income or employment history. The term "bridge" describes its function: it bridges the gap between where the investor is now and where they plan to be after a sale, refinance or value-add project. Hard money lenders underwrite the deal on the current or after-repair value of the property, which lets them close far faster than a conventional mortgage lender.
Real estate investors use bridge loans to seize time-sensitive acquisitions, fund renovation projects, or carry a new property while a previous one is still in escrow. The financing is intentionally temporary. Interest rates run higher than permanent mortgages because the lender is taking on short-term, transitional risk. But for an investor who can acquire a property at a discount, force equity through renovation and refinance into a long-term DSCR loan at stabilized value, the cost of the bridge loan is a small fraction of the equity created.
We connect real estate investors with bridge financing through our network of hard money lenders. We are a broker, not a lender. Our role is to match your project with the capital source whose underwriting criteria and loan terms fit the deal, then quarterback the process through closing so you are not managing multiple relationships while executing a project. Need to compare programs by location? See our directory of hard money lenders near you.
How bridge loans work
A bridge loan is structured around the property's value and the investor's exit strategy, not personal income. The lender orders an appraisal or uses a broker price opinion to establish the property's current market value or after-repair value (ARV). Loan-to-value limits typically sit at 65 to 75% of current value or 70% of ARV on rehab loans. The borrower puts in the remaining equity as a down payment.
Interest accrues monthly on the outstanding loan balance. Most bridge loans are interest-only during the term, which keeps the monthly payment low and maximizes cash available for renovation. At the end of the term, a balloon payment comes due. The investor pays it off through a sale of the property or a refinance into permanent financing. If the project takes longer than planned, most lenders in our network offer extension options at a small fee.
The whole process is asset-based. The hard money lender cares primarily about the property's value, the investor's equity cushion, and the plausibility of the exit. Credit score matters but is not the primary underwriting factor. This is what allows real estate investors with strong deals but complex income situations to access capital that a bank would deny.
Underwriting Basis
Property value (current or ARV), not personal income.
Credit Score
620 minimum. Higher scores improve rate.
Loan-to-Value
Up to 75% of current value or 70% of ARV.
Term
6 to 24 months. Extensions available.
Payment Structure
Interest-only monthly. Balloon at maturity.
Equity Required
25% minimum. Skin in the game protects the lender.
Exit Strategy
Sale or refinance into permanent financing.
Close Speed
5 to 14 business days for prepared borrowers.
When real estate investors use a bridge loan
Buying between deals
When a new investment property surfaces before the proceeds from your last sale clear escrow, a bridge loan gives you immediate purchasing power. You close on the acquisition now and pay off the bridge loan once the sale funds.
Before a refinance or sale
Investors who renovate and stabilize a property often use bridge financing to fund the work, then exit into a long-term DSCR mortgage or conventional sale once the property is income-producing and appraised at full value.
Time-sensitive acquisitions
Foreclosure auctions, off-market pocket listings and distressed seller situations rarely wait for a 30-day bank approval. A hard money bridge loan can close in days, giving the investor a decisive edge when speed is the deal.
Value-add and rehab projects
Bridge financing covers both the acquisition and the renovation budget in a single hard money loan. The borrower draws on a rehab reserve as work progresses, then refinances into permanent financing once the property is rent-ready.
Bridge loan terms, rates and equity requirements
Hard money bridge loan rates through our network typically run from 9.99% to 13% depending on the loan-to-value ratio, borrower credit score, property type and the strength of the exit strategy. Rates on a clean acquisition with strong equity and a verified refinance exit will price better than a heavy rehab loan with thin margins. The lender's rate reflects the risk profile of the specific deal, not a one-size formula.
Origination fees on bridge loans are usually 1.5 to 3 points paid at closing. On a $400,000 bridge loan at 2 points, that is $8,000 upfront. Some lenders roll the points into the loan if there is sufficient equity. Bridge loan terms run 6 to 24 months. Shorter terms carry lower total interest cost but create tighter deadlines. Most investors target a 12-month term with a 6-month extension option as a buffer on rehab projects that run long.
Equity requirements are a function of the LTV limit. With a 75% LTV ceiling on purchases, the borrower brings a 25% down payment. Rehab loans at 70% of ARV require more equity if the purchase price plus renovation budget exceeds that ceiling. Lenders want skin in the game. Borrowers who contribute more equity typically receive lower interest rates and better loan terms because the risk of loss for the hard money lender is reduced.
Rate Factors
What moves your bridge loan rate
Rates are indicative and subject to market conditions. Final rate disclosed at term sheet.
Bridge to DSCR or permanent financing
The most common exit for buy-and-hold real estate investors using a hard money bridge loan is a refinance into a DSCR mortgage. The bridge loan funds the acquisition and the renovation. Once the property is stabilized, tenanted and generating rental income, the investor refinances into a 30-year DSCR loan based on the property's new appraised value. The DSCR loan pays off the bridge loan balance. The investor locks in long-term fixed financing, potentially pulls out cash via a cash-out refinance, and frees up the hard money lender's capital for the next deal.
This bridge-to-DSCR sequence is how serious real estate investors compound equity without selling. Each cycle: acquire below market with bridge financing, force equity through renovation, stabilize with a tenant, refinance at the new value, repeat. The DSCR mortgage qualifies on the property's rental income, not your personal income, so there is no cap on how many times you can run the strategy as long as each property covers its own mortgage payment.
For investors who plan to sell rather than hold, the exit is simpler: close with a bridge loan, complete the rehab, list the property and pay off the hard money loan at closing. The gross profit is the spread between the all-in cost (acquisition plus renovation plus carrying costs plus loan fees) and the sale price. We work with both exit models and help you identify which capital sources in our network are best suited to your specific project and exit timeline.
How to qualify for a bridge loan
Submit the property address, your purchase price or current value, your rehab scope if applicable, and your exit strategy. The whole submission takes about five minutes.
We run the deal through our network of hard money lenders to match loan terms to your project type and timeline. You receive a term sheet within 24 to 48 hours.
Accept the term sheet. Underwriting on a bridge loan is asset-based, so the process moves faster than conventional financing. The lender orders a property inspection or desk appraisal and reviews your credit profile.
Close in 5 to 14 business days. Funds wire directly and you take title. Rehab draws release on schedule as milestones are completed.
Qualifying for a hard money bridge loan is fundamentally different from qualifying for a conventional mortgage. The lender's first question is about the property and the exit, not your W-2. What is the property worth today? What will it be worth after the renovation? What is the plan to pay off the bridge loan? A borrower with a great deal and a clear exit can close a hard money bridge loan even with a complex income profile or prior credit events that would disqualify them elsewhere.
Credit score still matters. Most lenders in our network require a 620 minimum. Scores above 680 unlock better rates. Above 720, the pricing gap narrows further. The borrower also needs sufficient liquidity after closing to cover interest payments during the project. Lenders want to see that the investor is not one contractor delay away from a cash crunch.
Experience is a soft factor. First-time investors can access bridge financing, but borrowers with a documented track record of completed renovation projects will find more lenders willing to compete for the deal. If you are newer to real estate investing, we help you frame the file in a way that leads with the deal and the exit, not your resume.
What you'll need
Hard money bridge loans have a shorter document list than conventional mortgages. No tax returns, no employment verification, no debt-to-income calculation. Have these ready and closings move in under two weeks.
Completed loan application (we send the form)
Purchase contract or current appraisal if refinancing
Scope of work and renovation budget if a rehab draw is needed
Two months bank statements to verify reserves
Entity documents if purchasing in an LLC or corporation
Photo ID
Exit strategy letter (sale contract, DSCR refinance pre-qual, or lease agreement)
Property insurance binder at closing
Hard money bridge loan questions
All loans facilitated by Buckle Up Capital are for business and commercial purpose only. Buckle Up Capital is a broker, not a lender. Loans are placed with lenders in our network. Rates and terms vary by capital source and are not a commitment to lend.
Ready to fund your next bridge deal?
Submit your deal and we will run it through our network of hard money lenders. No credit pull. No commitment. Term sheet in 24 to 48 hours.