Short-term financing for investor real estate when speed or asset condition rules out conventional underwriting. 6–24 months, interest-only, no tax returns, no DTI. Close in 7–14 days.
A bridge loan is short-term capital — typically 6 to 24 months, interest-only, secured by real estate, underwritten on the asset rather than the borrower's personal income. The use cases are wide: time-sensitive acquisitions, property-in-transition financing, partner buyouts, probate, cash-buyer transitions, repositioning plays, and any deal where a 30-day conventional underwriting timeline kills the transaction.
Bridge is the broader category that fix-and-flip is a specialized subset of. If you need rehab tranching and the deal is a residential flip, use fix-and-flip. For everything else — non-rehab acquisitions, cross-collateralized capital, transitional refinances — general bridge is the right product.
| Loan amounts | $100K – $5M |
| Property types | 1–4 unit SFR, multi-family 5–20, mixed-use, commercial light |
| Term | 6, 12, 18, or 24 months interest-only, extension options |
| Max LTV | 75–80% on cleaner deals, 65–70% on distressed |
| Min FICO | 660 standard · 620 with strong reserves |
| Rates | 9–13% interest-only · 1–3 points |
| Documentation | Asset-based: ID, entity docs, exit plan, comps. No tax returns. |
| Vesting | LLC, LP, trust, or personal name |
Guidelines reflect typical Texas non-owner-occupied bridge programs. Owner-occupied bridge is harder to source and pricier; we'll flag if your scenario falls into that bucket.
A bridge loan is short-term financing (6–24 months) used to "bridge" the gap between an immediate capital need and a permanent financing solution. Common uses: buying a property before selling another, financing a property that won't qualify for conventional underwriting in its current condition, or securing capital while a longer-term loan is being underwritten. Asset-based, no DTI calculation.
Fix-and-flip is a bridge loan optimized for residential rehabs — it explicitly funds rehab in tranches and is priced/structured around a 6–12 month flip workflow. A general bridge loan is broader: it can fund non-rehab acquisitions, refinances during ownership transitions, partner buyouts, or property repositioning. Both are short-term and asset-based; fix-and-flip is the rehab-specific subset.
Five common scenarios: (1) cash buyer in transition needing capital while another property sells, (2) acquisition of a property too distressed for conventional financing but not a flip, (3) cross-collateralized purchases where the borrower needs more capital than DSCR will support on the subject property alone, (4) probate, divorce, or partnership-buyout deals with tight timelines, (5) commercial-to-residential conversions or repositioning plays before stabilization.
Three valid exits: sell the subject property, refinance into a long-term DSCR or conventional loan once the property qualifies, or sell another property and pay off the bridge from proceeds. Bridge underwriters care about the exit — having a credible, documented exit plan is a major factor in approval and pricing.
Bridge rates run 9–13% interest-only, with 1–3 points up front. Terms 6, 12, 18, or 24 months. LTV up to 75–80% on standard programs, lower on distressed property. Faster closes (7–10 days) at the more aggressive end of pricing; longer underwriting (14–21 days) at the cleaner end. We shop the file based on what the borrower values most: speed, leverage, or cost.
Tell us the deal, the timeline, and the exit. We'll quote a Texas bridge program within 1 business day — and if a different loan structure fits better, we'll tell you.