Financing programs · Private Bridge Lending
Private bridge loans for time-sensitive and transitional deals.
A private bridge loan is short-term, asset-based financing that funds a deal now and is repaid by a planned exit — a refinance into permanent debt, a sale or another capital event. Bridge lenders focus on the collateral, the business plan and the exit, not just credit history. FOCUS Lending arranges bridge financing when a bank can't move fast enough or the deal doesn't fit conventional guidelines yet.
Bridge lending at a glance
What it is
Short-term, usually interest-only loans from private and institutional lenders, secured mainly by real estate and repaid through a defined exit.
When it's used
Time-sensitive acquisitions, properties that need lease-up or renovation, loan maturities, recapitalizations and borrowers who need time before qualifying for permanent debt.
Trade-off
Speed and flexibility in exchange for higher cost than bank or permanent debt — interest, origination points and sometimes exit or extension fees.
Our role
We test the exit before the loan is placed, compare lender terms and structure the bridge so it leads to permanent financing or a sale.
Bridge structures we arrange
Acquisition bridge
Fast purchase financing when the seller's timeline, an auction or a discounted opportunity doesn't allow for a bank process.
Transitional / value-add bridge
Funds the purchase and, where structured, the renovation or lease-up of a property that does not yet qualify for permanent debt.
Maturity and rescue refinance
Replaces a maturing or troubled loan to buy time to stabilize, sell or refinance on better terms.
Bridge-to-permanent
A bridge loan planned from the start alongside a permanent takeout, so the exit is mapped before closing.
Cash-out and recapitalization
Short-term liquidity against real estate equity for a partner buyout, business need or new acquisition.
Alternative capital structures
Second-lien, mezzanine or preferred equity layered with senior debt when the capital stack needs more than one source.
What bridge loans can finance
- Acquisitions with tight closing deadlines
- Discounted or auction purchases
- Lease-up and repositioning of underperforming property
- Renovation and value-add business plans
- Loan maturities and balloon payments
- Partner buyouts and recapitalizations
- Borrowers recovering from a recent credit or financial event
Who bridge lending fits
Generally a good fit
- Real estate investors and owners with meaningful equity in the property
- Deals where speed or certainty of closing matters more than lowest cost
- Properties that will qualify for permanent financing after stabilization
- Sponsors with a credible business plan and a defined exit
- Borrowers a bank declined because of timing, occupancy or a recent credit event
Usually a better fit elsewhere
- Long-term holds where permanent debt is available now → see Commercial Real Estate Lending
- Business working capital not secured by real estate → see C&I Lending
- Deals without a realistic exit — a bridge loan without a takeout or sale plan adds risk instead of solving it
Typical bridge scenarios
Illustrative situations we commonly see. Every structure depends on the borrower, the collateral and lender approval.
Closing on a deadline
A seller requires a quick close and the bank can't meet the timeline. A bridge loan funds the purchase, and the property is refinanced into permanent debt later.
Lease-up before permanent debt
A building with significant vacancy can't support permanent financing on current income. A bridge loan funds the acquisition and leasing period, and a permanent loan follows at stabilization.
Maturity with no renewal
A loan is maturing and the existing lender won't extend. A bridge loan pays it off and gives the owner time to improve operations, sell or refinance.
Equity to fund an opportunity
An owner with substantial equity in a property needs capital quickly for a partner buyout or a new acquisition, using a short-term cash-out loan with a defined repayment plan.
How FOCUS Lending works with you
FOCUS Lending Inc. is a commercial financing advisory and brokerage firm based in Columbus, Ohio, serving borrowers nationwide. It was founded in 2021 by Jason McBride, who has more than 20 years of experience in banking and commercial lending. We are not a direct lender. We structure each request, prepare the credit package and present it to lenders whose criteria fit the deal.
Tell us about the deal
Share the request, the use of funds and what has happened so far, including any bank decline.
Lender-style review
We review the financials and collateral the way a credit officer will and flag issues before a lender sees them.
Structure and package
We recommend the program and structure, then assemble a complete, lender-ready credit package.
Lender placement
We present the deal to lenders whose criteria fit and help you compare terms through to closing.
What to have ready
A complete package up front can help the review move efficiently. Lenders may request more depending on the deal.
- Property address, purchase contract or current mortgage payoff
- Rent roll and operating statement (if income-producing)
- Business plan: renovation budget, leasing plan and timeline
- Exit strategy: target refinance terms or sale assumptions
- Sponsor real estate experience and real estate owned schedule
- Personal financial statement and evidence of liquidity
Private Bridge Lending: frequently asked questions
What is a private bridge loan?
A private bridge loan is short-term financing, usually secured by commercial real estate and often interest-only, from a private or institutional lender. It bridges the gap until the borrower can refinance into permanent financing, sell the property or complete another capital event. Bridge lenders focus primarily on the collateral value, the business plan and the exit.
How fast can a bridge loan close?
Bridge loans can typically close faster than bank loans because private lenders have fewer approval layers and more flexible guidelines. Actual timing depends on the appraisal or valuation, title and insurance, and how quickly the borrower provides documents. If you have a hard closing date, tell us at the outset — it determines which lenders we approach.
How much does a bridge loan cost?
Bridge loans cost more than bank or permanent financing. Pricing usually includes an interest rate above conventional rates, origination points at closing, and sometimes extension or exit fees. The cost depends on leverage, property type, sponsor strength and the exit. We compare the full cost — not just the rate — against the value of closing the deal, and make sure the numbers still work after the bridge costs.
What is an exit strategy and why does it matter?
The exit is how the bridge loan gets repaid — usually a refinance into permanent debt or a sale. Lenders underwrite the exit closely because the loan is short-term by design. A strong exit shows the property can realistically reach the NOI, value and DSCR a permanent lender will require, or a sale price that covers the debt. We test the exit before the bridge is placed.
Can I get a bridge loan with credit issues?
Often, yes. Bridge lenders weigh the collateral, equity and exit more heavily than credit scores, so a recent credit event, a bank decline or limited documentation doesn't automatically disqualify a borrower. Expect lower leverage or higher pricing where credit is weaker, and be prepared to explain the circumstances.
What is the difference between a bridge loan and a hard money loan?
The terms overlap. Hard money usually refers to smaller, asset-only private loans priced for speed. Commercial bridge loans range from private lenders to institutional debt funds, and are underwritten on the asset and the business plan, with terms that can include renovation funding, extensions and interest reserves. The right choice depends on deal size, timing and how much structure the business plan requires.
What happens if my exit takes longer than planned?
Many bridge loans include extension options, typically conditioned on loan performance and payment of an extension fee. That's why we structure the term with cushion beyond the business plan and confirm extension terms before closing. If an exit is slipping, the earlier you address it, the more options you have.
How is FOCUS Lending compensated?
FOCUS Lending Inc. may receive compensation from the borrower, the lender, or a combination of both, depending on the financing transaction. Applicable fees and compensation arrangements are disclosed as part of the financing process.
Related financing programs
Commercial Real Estate Lending
Investment property, owner-occupied, multifamily, construction and refinance.
Learn more →
SBA Lending
SBA 7(a) and 504 for acquisitions, expansion and owner-occupied real estate.
Learn more →
Commercial & Industrial (C&I) Lending
Working capital, lines of credit, equipment, receivables and acquisition financing.
Learn more →
Have a deal that needs a second look?
Tell us what you're trying to finance. We'll review it with a lender's eye and tell you what's realistic.
FOCUS Lending Inc. arranges financing and does not make loans directly. All financing is subject to lender underwriting, credit approval and documentation. Programs, terms and eligibility vary by lender and change over time.