Bridge Loans for Luxury Homes & Mansions

Only a small number of private hard money lenders provide loans secured by luxury homes and mansions. In this guide, we’ll cover some of the challenges with financing these properties, what the typical guidelines are, and how to find direct lenders that will consider them.

There could be multiple ways to define a “luxury home”, but for the purpose of this guide, we’ll consider it to be a home with a value several times higher than the average home value in a particular market. It’s not only mega-mansions with thousands of square feet, because a penthouse condo in a big city could be considered a luxury home. So let’s focus on the dollar amount.

Most private and hard money lenders that lend on residential investment properties will max out at a loan amount of $2,000,000. However, there are a few private lending firms out there that can lend up to $5 million, $10 million, or even $20 million dollars on a luxury home.

Challenges for Financing Luxury Homes

The biggest hurdles for providing bridge loans for luxury residential properties are occupancy and valuation.

Must be Non-Owner Occupied

Private hard money lenders only lend on investment properties, and it’s not common for someone to own a luxury home that’s a rental property. It’s typically a primary residence, in which case private lending is not possible.

There are two exceptions in California:

  • Transitional Bridge – the borrower is using equity in their current home to buy another, and they plan to sell the departing residence shortly after the closing
  • Business Purpose Cash Out – the funds will be used for a business or investment purpose.

For all other states, the home must be vacant, tenant-occupied, or a furnished short-term rental.

Valuation and Loan-to-Value

The valuation is another challenge. Luxury homes are typically very unique and difficult to appraise. If the borrower thinks a home is worth $10,000,000 and they want a 70% loan-to-value, that’s not realistic. Even if the appraisal ends up at $10M, the lender would likely be very conservative with such a unique property and may max out at 60-65% LTV. The reason for this is luxury homes are not easy to sell.

Luxury homes may be selling like hotcakes in a strong market as we had in early 2021, but when the housing market softens, luxury home values fall harder than all other asset classes. Lenders are always thinking about the worst-case scenario of having to go through foreclosure and owning the property. If that happens, lenders will typically sell the foreclosed property as soon as possible, and a luxury home could be difficult to sell.

Typically Pricing for Luxury Home Bridge Loans

The pricing for private financing on luxury homes is similar to bridge loans for any other property type. As of mid-2021, the interest rates range from 7% to 10% interest, plus 1 to 2 points for the origination fee. The maximum loan term is typically 2 years, and the borrower must have a clear exit strategy to pay off the loan.


Scenarios for Luxury Home Bridge Lending

The following are a few common scenarios for private lending on luxury homes and mansions.

Equity Cash Out for Renovations Prior to Sale

When a luxury home is being prepared for a sale, the owner may need to pull some equity cash out to use for major renovations prior to putting it on the market. A short-term equity cash out bridge loan can be a good solution to pay for the renovations. Lenders love this scenario because of the clear exit strategy, knowing the loan will be paid off with a sale.

The challenge with equity cash out loans is most private lenders won’t consider a 2nd position mortgage. So if there is an existing 1st mortgage on the home, it would have to be refinanced. If the home is in California, there are quite a few lenders that offer 2nd mortgages.

Refinance Another Private Mortgage

Some owners of luxury homes frequently use private/hard money financing and may have to seek a refinance of a bridge loan that is maturing, in cases where the lender is not willing to extend the loan term. Another private lender may consider a refinance without any cash out, so long as the loan is in good standing with no late payments. Lenders still want to see a solid exit strategy other than refinancing with another private lender.

Purchase by Foreign National

People from all over the world love to park their money in U.S. real estate, mostly in the coastal metropolitan cities like New York, Los Angeles, Miami, San Francisco, Washington DC, Seattle, Boston and many others. Private hard money lenders are typically fine with lending to non-US citizens, and many don’t require a personal guarantee. To off-set the risk, the lender will likely ask for a larger cash down-payment, perhaps 50% of the purchase price.


How to Find Lenders for Luxury Homes

You can find direct private hard money lenders right here on our website, and we have filters you can use to easily find out which lenders consider luxury homes.

  1. Start at the Find a Lender page
  2. From the Loan Type list, select either Private Money, Hard Money, or Residential Bridge. All of them will have similar results.
  3. Type in a state or major metro area, and click SEARCH
  4. Look for the Filters section, click Refine Results, then enter the loan amount. This is the primary filter for luxury home loans.
  5. View each lender’s profile to learn about their guidelines, background and more
  6. Click the green CONTACT button and reach out to the lender directly

Another way to find more lenders is to switch to the Commercial Bridge Lender category. Several lenders on our platform are focused on commercial real estate, so we don’t put them in the residential categories, but a few of them will consider luxury homes if the loan amount is over $2,000,00. But you must use the property type filter to select Single Family Residence.

Please remind the lenders that you found them on PrivateLenderLink.com.

Top Private Lenders for DSCR Long-Term Rental Loans

Starting in 2018, several private / hard money lending companies on our platform began offering long-term financing to real estate investors that own single family and 2-4 unit rental properties. This is also known as “DSCR” (debt service coverage ratio) loans since one of the main qualifications is for the property to have positive cash flow in order to make the mortgage payments, plus taxes, insurance and some extra cash to cover maintenance or potential vacancies.

This has become a very popular alternative loan option for property investors that are unable to get financing from a bank. The interest rates are slightly higher than what most banks offer but not as high as short-term private/hard money loans.

Top Lenders for Long-Term Rental Loans in the USA

Below is a list of the top private/hard money lending companies listed on Private Lender Link that offer long-term rental loans. All of them lend nationally, with the exception of a few states that most private lenders avoid, mainly due to strict licensing requirements.

rcn capital logo

Office Location: South Windsor, CT
Year Established: 2010
Lending Areas: Nationwide except AK, MN, ND, NV, OR, SD, VT

RCN Capital was the first lender on our platform to offer the 30-year rental product in 2018. They are one of the largest private/hard money lenders in the country for residential real estate investors. The company has over 60 employees and runs a very efficient operation. In addition to being at the forefront of DSCR loans, they were also one of the first lenders in the space to offer a white label correspondent program to mortgage brokers and other lenders.

RCN Capital makes a big effort to establish relationships with brokers and real estate investors throughout the country. They attend and sponsor every single conference in the industry, we have spent a lot of time with their CEO and marketing team. Everyone we’ve met at RCN is very professional and friendly. We are continually impressed with how this company has grown and continues to be a top lender in the private lending industry.

VIEW PROFILE

american heritage lending logo 2019

Office Location: Costa Mesa, CA
Year Established: 2004
Lending Areas: Nationwide except ID, MN, NV, ND, SD, VT

American Heritage Lending was focused on consumer mortgages before switching over to investment property, so they are very experienced with underwriting DSCR and long-term loans. They have a small operation but are still able to close deals nationally while providing excellent service. We have referred a number of people to American Heritage, and many have reported that they received excellent service and fast closings. Private Lender Link’s CEO has visited the company’s office in Orange County and spent time with the two principals. Check out the videos on their profile to learn more about them.

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conventus logo

Office Location: San Francisco, CA
Year Established: 2016
Lending Areas: AL, AK, CA, CO, CT, DC, GA, FL, HI, IL, IN, MA, MO, NJ, NY, NC, OH, OK, PA, SC, TX, VA, WA

Conventus is one of the fastest growing companies listed on Private Lender Link. They funded over $1 billion in loans between 2016 to 2019, which is very impressive for any private lender. Although Conventus only started offering long-term rental loans in mid-2020, we included them on this list because of the positive feedback we’ve receive from real estate investors and mortgage brokers. They have lots of capital and a great infrastructure to efficiently fund DSCR loans for residential real estate investors.

Conventus has always been creative with their pricing structures and loan programs. For long-term rental loans, they mainly qualify on DSCR and a minimum FICO score of 680. Tax returns and income verification are not required, and they welcome foreign nationals. They consider vacant properties and short-term rentals, at a lower LTV. Borrowers have the option to get a 30-year fixed rate or an adjustable rate – 5/1 or 7/1 fully amortized over 30 years.

We started doing business with Conventus when they had just 5 employees, and it’s been great to watch them grow. It seems like they’ve been very successful because of their competitive pricing and excellent customer service.

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temple view capital logo 2020

Office Location: Bethesda, MD and Pasadena, CA
Year Established: 2012
Lending Areas: Nationwide except DE, ID, ND, NV, SD, VT

Temple View Capital has been listed on Private Lender Link since 2018 and starting offering long-term rental loans in 2019. They are very well capitalized and were one of the few national lenders that continued to lend through March and April 2020 when most others had halted lending.

VIEW PROFILE

Click the buttons to view each lender’s profile. Please note that these profiles include guidelines for short-term loans as well. On the Lending Guidelines section, scroll down about halfway to find their criteria/terms for long-term rental loans.

Here are some of the typical guidelines and characteristics of these DSCR loans:

  • Maximum LTV is typically 75%
  • Must be tenant-occupied or ready to rent
  • 30-year loan term
  • Interest Rates range from 5% to 8%
  • Most lenders charge 1 to 3 points
  • Prepayment penalty typically charged if paid off in less than 3 years
  • Interest-Only payments
  • Borrower credit score must be higher than 640
  • Appraisal always required
  • Personal guarantee typically required

Contact us if you’d like any lender recommendations for long-term or short-term investment property loans in the United States.

Long-Term Private Mortgage Loans for Residential Rentals

Private Hard Money Lenders for Single Family Rental Homes

As the residential real estate market began to experience some changes in 2018, several private lending companies started offering long-term rental loans to single family home investors. Most property investors purchase homes with the intent to fix and flip, but there are many who invest and plan to hold as a long-term rental. Rental home investors now have a number of options to get private financing  with a term of 10 to 30 years. The interest rates for rental loans are typically in the range of 5% to 7% which is much lower than a typical short-term private/hard money loan.

Below are several private mortgage lenders on our platform that offer long-term loans for single family rental homes.

LendingOne Logo

LendingOne LLC, based in South Florida, was the first private lending company in our network to offer long-term 30-year rental home loans. Property types include single family & multi-family properties 2-4 units. They can fund long-term loans for a purchase or refinance and offer cash out refi loans with as little as 3 months of seasoning. They have loan options for single properties or portfolios. Portfolios must be at least 5 properties and $500,000 minimum loan amount. Here are some of their guidelines:

    • Loan Term: 5/1 ARM or 30-year Fixed
    • Minimum DSCR: 1.0
    • Loan Amounts: $100,000 to $2,000,000
    • Interest Rates: 4.99% to 7.99%
    • Loan-to-Value: up to 75%
    • Origination Fee: 1.5 to 3.0
    • Prepayment Penalty: 3 years
    • FICO Score: 620 minimum
    • Property Types: Single Family Home, Condo, 2-4 Units
    • Lending Areas: 45 States
    • No Seasoning Requirements – up to 75% LTV for purchase
    • Vacant property owned over 12 months qualify
    • Stated Income
    • Foreign Nationals OK

View LendingOne’s Profile for more details

rcn capital logo

RCN Capital, based in Connecticut, offers long-term rental loans in 45 states. Here are their rental loan guidelines:

  • Loan Term: 30 Years
  • Loan Amounts: $75,000 to $1,000,000
  • Interest Rates: 4.99% to 7.99%
  • Loan-to-Value
    • Purchase: Lesser of up to 80% of the As-Is Value or Up to 80% Loan-to-Cost
    • Refinance: Up to 75% of the As-Is Value
    • Cash Out: Up to 75% of the As-Is Value
  • Property Value: As-Is Appraised Value Must Be Greater Than $100k
  • FICO Score: 660 minimum
  • Property Types: Single Family Home, Condo, Townhome, Planned Unit Development, 2-4 Units
  • Lending Areas: 50 States

View RCN Capital’s Profile for more details

Anchor Loans logo

Anchor Loans, based in Calabasas (Los Angeles), is the largest fix & flip private lending company in the United States and the first to fund $1 billion in loans in a single year. They started their long-term rental program in late 2018. One of the very unique things about their program is for a portfolio of properties, they do not have a minimum property value, so long as the loan amount is $150,000 or greater. For example, if an investor owns 10 homes in Indiana and each has a value of around $30,000, the investor can get a single loan on the entire portfolio of properties from Anchor Loans. Additionally, they offer multiple term options ranging from 3 years to 30 years.

  • Loan Term Options:
    • 3-year with balloon
    • 5/1 ARM no balloon
    • 10/1 ARM no balloon
    • 30-year fixed fully amortizing
  • Minimum DSCR: 1.20
  • Minimum Loan Amount:
    • 1 Property – $50,000
    • Multiple Properties – $150,000
  • Maximum Loan Amount:
    • 1 Property – $750,000
    • Multiple Properties – $7,500,000
  • Interest Rates: 6.625% to 8.20%
  • Loan-to-Value: Up to 75%
  • Origination Fee: 1.0 to 2.5
  • FICO Score: 620 minimum
  • Property Types: Single Family Home, Condo, 2-4 Units, Multifamily up to 20 units
  • Lending Areas: 46 States
  • Prepayment Penalty: 5% in year 1, stepping down 1% every year thereafter
    • After year 5, there is no prepay penalty

View Anchor Loans’ Profile for more details