Program 03 · Short-Term Capital
Short-term financing that closes on your timeline, not a bank's. Use it to take down a property now and put permanent financing in place once the situation is stable.
No credit pull to quote · No upfront fees · Approval in 24–48 hours
A bridge loan solves a timing problem. The deal is good, the exit is clear, but permanent financing cannot be in place by the closing date. Rather than lose the property, you close with short-term capital and refinance or sell on the other side.
The recurring scenarios we fund:
Bridge loans are interest-only and secured by a first lien on the property. Leverage runs to 75% of value, quoted against purchase price on an acquisition or against current appraised value on a refinance. Terms run three to twenty-four months — you pick the horizon that matches the exit, and there is no benefit to taking more term than you need since there is no prepayment penalty on most bridge loans.
Unlike the Fix & Flip program, a standard bridge loan does not include a rehab holdback. If your plan involves significant renovation, a fix and flip or construction loan is the better structure — it finances the work rather than only the acquisition.
The single most important part of a bridge file is the exit. Underwriting spends most of its attention there: if the exit is a sale, we look at comparables and days on market; if it is a refinance, we look at whether the property will actually qualify for the takeout loan at the leverage you are counting on. A bridge loan with a vague exit is the one we decline.
Bridge Loans loan terms
| Maximum LTV | 75% of purchase price or appraised value |
|---|---|
| Rates from | 8.25% — varies by leverage, credit, and exit strength |
| Total points | 2–4% of loan amount |
| Term | 3–24 months |
| Payment structure | Interest-only |
| Lien position | First lien |
| Prepayment penalty | None on most bridge loans |
| Rehab financing | Not included — see Fix & Flip |
| Property types | Residential investment, 1–4 unit, small multi-family |
| Closing timeline | 2–3 weeks from a complete file |
| States | 43 — excludes AZ, NV, ND, OR, SD, UT, VT |
A bridge quote takes very little. Send the property address, what you are paying or what you owe, current condition and occupancy, and — most importantly — one paragraph describing the exit and its timeline. If the exit is a refinance, tell us the product you expect to refinance into and at what leverage.
From there the file needs entity documents, a payoff statement if we are refinancing an existing lien, and evidence you can carry the interest payments through the term. There is no credit pull to get a quote and no upfront fee.
Bridge capital costs more than a bank loan, and it should — you are paying for speed and certainty. On a $300,000 bridge loan at 9.5% with 2 points held for six months, the all-in cost is roughly $6,000 in points plus about $14,250 in interest, before title and closing costs.
Whether that is expensive depends entirely on the alternative. If the deal produces $70,000 in profit and the only other option was losing it to a cash buyer, twenty thousand dollars of capital cost is an excellent trade. If the margin is thin and the timeline is uncertain, it is not. Run that arithmetic before you close, not after.
Southern Ground Capital funded my fix and flip in 6 days. I had another lender fall through at the last minute, and SGC stepped in and saved the deal. Their team was responsive, professional, and delivered exactly what they promised. I've done 4 deals with them since.
Common Questions
Submit the property and we will come back with terms in 24–48 hours. No credit pull. No upfront fees.