Bridge loans for investment property
TSG Capital arranges bridge loans for real estate investors — fast, short-term, business-purpose financing that lets you close on a property now and refinance or sell later. Bridge loans are asset-based and typically fund up to roughly 70–80% of value with terms of 6 to 24 months, closing in days. We are a broker, so one application reaches our full network of investment-property lenders.
A bridge loan is interim financing that "bridges" the gap between buying a property and your longer-term exit — a refinance into permanent debt, a sale, or a stabilization plan. Investors use bridge capital when speed and certainty matter more than the lowest rate: an auction purchase, a time-sensitive off-market deal, a property that will not qualify for conventional financing in its current condition, or a cash-out to free up capital for the next acquisition.
Because bridge loans are business-purpose and secured by non-owner-occupied real estate, they are underwritten on the asset and the exit rather than on personal income. Lenders in our network commonly lend up to roughly 70–80% of as-is value (and sometimes against a clear stabilized value), with 6-to-24-month, interest-only terms. The single most important underwriting question is the exit: a lender wants to see a credible, documented path to pay the bridge off — a listing strategy, a refinance the property will support, or a defined business plan.
TSG Capital arranges the bridge and, when your plan calls for it, lines up the take-out financing too, so the hand-off is smooth. As a financing arranger we shop the structure across multiple lenders — rate, points, leverage, and prepay all vary by deal — and bring back the option that fits your timeline. You tell us the deal and the exit once; we do the desk-shopping.
Typical terms
Figures below are typical ranges across our lender network — they are not a quote or a guarantee. Your actual terms depend on the lender, the deal, your experience, and the property's location.
Is this loan structure a fit?
| Best fit | Typical exit | Lender focuses on |
|---|---|---|
| Time-sensitive acquisition or transition | Documented sale or refinance | Current value, timeline, exit certainty |
Who it's for
- Investors who need to close fast on a time-sensitive or off-market purchase
- Owners waiting on a sale or a conventional refinance to come through
- Operators buying properties that will not qualify for permanent financing as-is
- Entities needing short-term cash-out to fund the next deal
What to prepare before requesting terms
A complete file is easier for lenders to price and materially reduces avoidable back-and-forth. Start with the items below; a lender may request additional documents after initial review.
Frequently asked questions
What is a bridge loan?+
How is a bridge loan different from a fix & flip loan?+
What leverage can I get on a bridge loan?+
What is the most important part of a bridge loan approval?+
How long are bridge loan terms?+
Is a bridge loan a consumer mortgage?+
Get a bridge term sheet
Business-purpose investment loans. No obligation.
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Bridge loans in top investor metros
Related guides
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