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UNITEDLENDING

Short-term · buy now, exit later

Bridge loans for real estate investors who need to close before the long-term money is ready.

A bridge loan from United Lending buys you time: close on the property now with up to 95% of the cost financed, then sell it or refinance into a long-term loan when you're ready. The loan runs 12 to 18 months, interest only, with no prepayment penalty.

Get bridge termsRun the numbers
  • No credit pull to start
  • About a minute
  • A loan officer calls you

How the loan is sized

Short money with a clear way out.

A bridge loan covers the gap between buying a property and the loan or sale that pays for it in the end. Investors use one when the seller won't wait for a long-term loan to underwrite, when the property isn't rented yet, or when the cash for the purchase is tied up in another deal that hasn't closed.

What makes a bridge work is the exit. Before we close, we want to know how the loan gets paid off: a sale, or a refinance onto a long-term loan once the property is leased. For a rental, that can be our DSCR loan. Because there's no prepayment penalty, the bridge can end the day the exit is ready.

In the worked example, an investor buys a $200,000 house with a 10-day contract. At an example 75% loan-to-value the bridge loan is $150,000, so $50,000 comes from the investor. At an example 10% rate the interest is $1,250 a month. If the tenant signs and the refinance closes in month four, the bridge cost $5,000 in interest and nothing to pay off early.

A bridge and a fix and flip loan are the same short-term loan at heart. If the property needs a real renovation, the fix and flip version adds up to 100% of the rehab budget on top of the purchase. A bridge suits a property that is close to ready, or needs only work you plan to pay for yourself.

Monthly interest = loan amount × rate ÷ 12
  • Know your exit before you sign. A sale needs a realistic price and time on market; a refinance needs a lease and an appraisal that supports the new loan.
  • Each month adds cost. On the worked $150,000 bridge at the example 10%, a two-month delay in the refinance adds $2,500 of interest.
  • No prepayment penalty means the bridge never costs you for leaving early. Plan the exit as soon as the numbers allow.
  • Leverage goes up to 95% loan-to-cost and terms run 12 to 18 months, interest only. Rate, loan size and our fees are set on your call.
Worked example

ILLUSTRATIVE · BRIDGE TO RENTAL

Purchase price
$200,000
Bridge loan at an example 75% LTV
$150,000
Your down payment
$50,000
Monthly interest at an example 10%
$1,250
Months until the refinance closes
4
Penalty for paying off in month 4
$0
Bridge interest: 4 × $1,250$5,000

Illustrative numbers, not market data or a quote. The 75% leverage and the 10% rate are examples for the arithmetic (we publish up to 95% loan-to-cost); your rate, leverage, term and our fees are set on your call. Assumes interest-only payments. Closing costs are not included.

What we look at

What a bridge loan with us requires.

The published terms are below. The rest depends on the property and your exit plan, so we quote it after a short call rather than guess at it here.
Leverage
Up to 95% loan-to-cost at the start.
Prepayment penalty
None.
Occupancy
Non-owner-occupied investment property; business-purpose loans only.
Exit plan
Required: a sale, or a refinance onto a long-term loan. Tell us which on the call.
Where
Nationwide; most of our loans are in New York, New Jersey and Florida. Tell us the property's state and we'll confirm we can lend there.
Rate
Discussed on your call.
Loan term and payments
12 to 18 months, interest only.
Credit and eligible property types
Discussed on your call.
Loan amount, points and fees
Discussed on your call.
Experience
Discussed on your call.

Application to closing

Four steps from contract to close.

  1. Map the exitDecide how the bridge ends: sale price and timing, or the rent and long-term loan you'll refinance into.
  2. Send it or callUse the form here or call (718) 704-0499 with the address, price, closing date and exit plan.
  3. Get the termsA 10-minute call sets the leverage, rate and term we can offer, and how the exit lines up with them.
  4. Close on timeWith title, insurance and your documents in hand, the file moves to closing on the date you need.

Who it's for

When a bridge is the right tool.

Tight contract datesThe seller wants to close soon and a long-term lender needs longer. A bridge gets you to the closing table, and the long-term loan comes later.
Buy now, rent nextThe property needs a tenant before it can qualify for a rental loan. Bridge it, lease it, then refinance onto a DSCR loan.
Cash tied up elsewhereYour money is waiting on another sale. A bridge lets you close on the next property without waiting for it.
Light-work propertiesPaint, flooring, a few repairs you'll pay for yourself. Heavier renovations belong on our fix and flip loan.
Investors who exit earlyNo prepayment penalty, so the loan ends the day your sale or refinance closes, with interest charged only to that date.
Buyers in other statesWe offer bridge loans nationwide. Tell us where the property is first, and we'll confirm we can lend there before you count on it.

Where we lend

Bridge loans by state

We lend nationwide. These states have their own pages, with local markets and things to check before you buy.

Get your terms

Closing date coming up? Tell us the deal and the date.

Contact details first, then single-tap answers on the property, the amount and when you need to close. A loan officer phones you back with terms.
  • About a minute to fill in
  • No credit pull to start
  • A loan officer calls you back
  • Investment property only

Rather talk now? (718) 704-0499

Step 1 · About a minute in allNo credit pull

Your contact details

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United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Bridge loans: common questions

How does a bridge loan work for a real estate investor?

It's short-term financing that lets an investor buy or hold a property until a sale or a long-term loan pays it off. United Lending's bridge loans carry no prepayment penalty and are made on non-owner-occupied investment property only.

Bridge or fix and flip: which of your loans fits my deal?

They're basically the same short-term loan, with the same leverage, term and prepayment terms. The difference is the renovation: a fix and flip loan adds up to 100% of the rehab budget to the purchase money, while a bridge suits a property that needs little or no work before you sell or refinance.

How do I pay off a bridge loan?

Through the exit you planned at the start: sell the property, or refinance onto a long-term loan once it's leased. We offer DSCR rental loans, so the refinance can stay with us. There's no prepayment penalty whenever you pay it off.

Is there a credit minimum on your bridge loans?

We don't publish a minimum for bridge loans. Your credit, the property's value, your down payment and the strength of your exit plan set the leverage and rate. Tell us where you stand on the call and we'll say plainly whether the deal fits.

What sets the closing date?

Mostly the file: purchase contract, insurance contact, entity documents if you're buying in an LLC, and a title company that's ready. Missing pieces are what usually push a closing date, so tell us yours on the first call.

How long can I keep a bridge loan?

Bridge loans run 12 to 18 months, interest only, and we pick the term on your call so it matches your exit, whether that's a quick resale or a few months to lease up and refinance. Ask about it before you sign the purchase contract, and leave some slack in case the sale or refinance runs late.

Other loans for investors

Short-term

Fix and flip loans

Short-term money for the purchase and the renovation, paid off when you sell.

Purchase price up to95%
Rehab funded up to100%
Term12–18 months
Prepayment penaltyNone

Subject to appraisal and underwriting.

Terms and requirements
Long-term

DSCR rental loans

30-year financing for 1–4 unit rentals, qualified on the rent instead of your tax returns.

Purchase LTV up to85%
Term30 years
Income docsNot required
Loans from$75K

Subject to appraisal and underwriting.

Terms and requirements