Flexible Financing
Solutions
Comprehensive construction and bridge loan programs tailored to builders, developers, homeowners, and real estate investors across California.
One-Time Close
The most streamlined construction financing option. One application, one closing, one appraisal—converting automatically from construction to permanent mortgage.
Eligible Property Types
Slightly higher than standard mortgages to cover construction + permanent phases. Borrowers benefit from rate lock stability and may refinance to market rates post-construction without penalty.
Benefits
- Single loan application and approval
- Fixed interest rates during construction and permanent mortgage
- One appraisal required
- One closing, reducing fees and paperwork
- Option for no payments during construction (with interest reserve)
- Converts automatically to traditional mortgage
- Can be used with FHA, VA, Native American HUD 184, and Conventional programs
Considerations
- Change orders cannot be financed after closing
- Strict eligibility requirements (income, credit, debt-to-income ratio)
- Builders must be licensed, insured, and experienced
- Slightly higher rates than standard mortgages
Benefits
- Flexibility to make changes during construction
- Separate short-term construction loan and permanent mortgage
- Interest-only payments during construction phase
- Can refinance to better rates after construction
Considerations
- Requires two applications, two appraisals, and two closings
- Larger down payment may be required
- Final mortgage subject to market rates when construction completes
- Requires borrower financial stability throughout entire process
Two-Time Close
Maximum flexibility for construction projects. Separate short-term construction loan and permanent mortgage, allowing changes during construction and potential rate optimization.
Eligible Property Types
Phase 1: Short-term construction loan (fixed or variable, slightly higher rate)
Phase 2: Permanent mortgage after build, subject to prevailing market conditions
Bridge & Fix-and-Flip Loans
Short-term lending products tailored to real estate investors. Both are private or hard money loans, but the key distinction lies in their purpose and structure.
| Feature | Bridge Loan | Fix-and-Flip Loan |
|---|---|---|
| Purpose | Temporary capital for purchasing new property before selling existing one, or securing property quickly before long-term financing | Funds purchase and renovation of distressed property with intent to resell for profit |
| Loan Basis | Based on property's current 'as-is' value (no major renovations planned) | Based on After-Repair Value (ARV)—estimated value after renovations completed |
| Funding Structure | Single lump-sum payment at closing | Initial funding for purchase + renovation holdback released in draws as milestones met |
| Project Specifics | Less emphasis on renovation plans (primarily for acquisition) | Renovation plan, costs, and timeline critical to loan approval |
| Terms | Up to 36 months • 9.99%+ rates • Starting at 1 pt fees | Up to 36 months • 9.99%+ rates • Up to 85% LTC / 65% LTV |