Short term mortgage financing that is in place between the termination of one loan and the beginning of another loan. Also, a form of interim loan, generally made between a short term loan and a permanent (long term) loan, when the borrower needs to have more time before taking the long term financing. Commonly used for construction or rehab. Rates are higher than a conventional loan because financing is short term.

Bridge loans are often used in connection with commercial real estate financing, whether it be to quickly close on a property, acquire commercial real estate from foreclosure, or take advantage of a short-to-medium term opportunity and provide additional time for the customer to secure a permanent commercial mortgage loan.  Bridge loans are typically repaid when the property is stabilized and in-place cash flow increases.  At that point, the property is either sold or refinanced by a long-term commercial mortgage lender (CMBS, bank or life company).

Although both are used to finance commercial real estate, a bridge loan is different than a hard money loan in that bridge loans typically have medium terms (3-5 years) and are secured by higher quality properties that are already built, and therefore offer more favorable pricing.  In sharp contrast, hard money loans have short terms (usually 6-12 months), are secured by lesser quality properties that are often undeveloped, and carry much higher fees and rates.

Most banks do not offer commercial real estate bridge loans because they typically do not fit the bank’s lending criteria due to the speculative nature of the property, the higher level of risk, lack of cash flow, and other factors.  A bank that originates bridge loans might also have difficulty justifying its lending practices to its investors and government regulators.  Accordingly, bridge loans are more likely to come from specialty finance businesses like A10 Capital that make a practice of providing bridge loans and are staffed with the expertise to get the deal done in a manner that meets the expectations and timeframes of the customer.

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Loan Terms

LOAN AMOUNT

From $1 million to $15 million; larger loans considered on a case-by-case basis

LOAN TO VALUE

Up to 70%; typical LTV is 60-65%

LOAN TERM

3-5 Years

FUTURE FUNDING

For lease-up costs and earn-outs

COLLATERAL

First Deed of Trust or mortgage on commercial property

SECONDARY COLLATERAL

Other collateral or liquid assets may be pledged as credit enhancement for the loan

RECOURSE

Typically non-recourse with standard carve-outs

TYPES

Variable or fixed

INTEREST RATES

Variable: LIBOR + Credit Spread
Fixed: Swap Yield + Credit Spread

CREDIT SPREADS

Based on quality of property and loan characteristics, typically ranges from 6.75% to 8.95%

ORIGINATION FEE

Based on quality of property and loan characteristics, typically ranges from 1% to 2.5%

PREPAYMENT FEE

Typically can be prepaid at any time, provided that on or prior to such prepayment a to-be-determined amount of interest is received

EXIT FEE

Depends on transaction

LENDING AREA

Nationwide