Bridge Loans
Bridge Loans in Texas
Short-term financing to close a Texas real estate deal now and take out the loan later — with a sale, a refinance, or a stabilization. Funded directly by Fayette Funding, decisioned in-house, and closed on the kind of timeline that lets a buyer keep the deal instead of losing it to somebody with the cash sitting ready.
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What We Lend On
Short-term loans on real Texas property.
Short-term loans on Texas real estate across Central Texas and the Austin, San Antonio, and Houston metros. Residential, small commercial, land with a plan, and mixed-use. Purchase or refinance. Any property with real equity and a real exit inside the loan term is a bridge candidate.
The bridge loans we quote most often look like one of these:
- A buyer under contract who needs to close in 10 days and doesn't have time for a bank.
- An owner who's selling one property to buy another, and the timing doesn't line up.
- An investor holding a property that's about to be listed, needing capital in the meantime.
- A borrower coming off a maturing loan who needs 6–12 months to arrange permanent financing.
- A distressed-purchase situation where speed is the whole reason the price works.
If your situation isn't one of those, send it. Bridges are the loan type we get the widest range of scenarios on.
Terms & LTV
Terms and LTV.
- Loan size: case-by-case, no strict floor or cap.
- LTV: typically up to 70–75% of current or as-is value, depending on property type and the exit.
- Term: usually 6 to 12 months, sometimes shorter, extendable when the exit is real and simply running slower than expected.
- Rate and points: priced deal-by-deal — Texas bridge hard money generally lands in the 9–13% interest range with 1 to 3 points at closing.
- Prepayment: typically none. Pay it off the day the exit closes, that's it.
- Structure: business-purpose. Investment property closes in an LLC. Owner-occupied is a different product with different requirements — see the owner-occupied page.
When to Use It
When a bridge loan is the right tool.
Bridge loans exist for a reason banks aren't wrong to be slow — they underwrite for long-term risk on long-term paper. That's a bad fit when the whole point of the transaction is that it needs to happen inside a two-week window.
A bridge is the right tool when:
- The clock is the problem, not the deal. The deal makes sense. A bank could probably do it eventually. But "eventually" costs you the property.
- The exit is real and inside 12 months. A listed sale, a refinance out to conventional or DSCR, a stabilization that unlocks better terms.
- The property has equity. Bridges are equity loans against real property, not signature loans. If the LTV is thin and the exit is vague, it's not a bridge situation.
A bridge is the wrong tool when the borrower is stretching for a deal that doesn't work, hoping something changes before the 12 months is up. We'll say so if that's what we see.
Who This Is For
Who this is for.
- Investors and buyers under contract who need to close fast to hold the deal together.
- Sellers waiting on a sale who need capital in the meantime for the next purchase.
- Owners at maturity on an existing loan who need a runway to refinance or sell without a fire sale.
- Anyone taking down a property from a distressed situation — REO, foreclosure, a fast off-market — where a bank timeline was never realistic.
Who this isn't for: someone who wants long-term financing at a hard money rate. Bridges are short-term by design. If you're going to hold the property indefinitely, we'll point you at a DSCR loan or a conventional refi at the end.
Underwriting
What we look at.
- The property. Address, value, condition. Same as any hard money loan — the collateral does most of the work.
- The equity position. LTV is the primary risk lever on a bridge.
- The exit. How the loan gets paid off, when, and what has to be true for that to happen. If the exit is a sale, we want to know the listing plan. If it's a refi, we want to know the target lender and roughly what terms.
- Your cash. Enough to close, plus reserves to carry the loan through the term.
- Your credit. Part of the picture. Not the decision.
Common Questions
Bridge loans — what borrowers usually ask.
How fast can you close a bridge loan?
7 to 14 days on a clean file. When the title is clean and the valuation is straightforward, some close in under a week.
What's the maximum term on a bridge?
Typically 12 months, with the option to extend if the exit is progressing but running behind. We'd rather extend a real deal than default a good borrower.
Do I need to have the exit finalized to close?
No. You need a credible exit. A listed sale, a refi in motion, a specific plan we can talk through. What we can't take is "I'll figure it out later" as the exit.
Can I use a bridge loan to buy at auction?
Yes. Auction purchases are one of the classic bridge scenarios — you need funds ready, and you close on the property's schedule, not a bank's.
What if my exit falls through?
Call us. Extensions exist for real-world timing. Defaults exist for borrowers who go silent. The first is a normal conversation. The second is what everybody wants to avoid.
Can a bridge loan be used on my primary residence?
That's a different product. Owner-occupied loans have consumer-purpose compliance requirements — see the owner-occupied page for how we handle those.
Ready to Bridge to a Close?
Send the property, the price or value, and the exit plan.
We'll come back with real numbers, not a rate range.
Talk to us about your deal →