Direct Lender for Commercial Real Estate Bridge Loans

Edgewood Capital’s Bridge Lending Program specializes in tailoring creative financing solutions to the varied, and often complex, needs of its borrowers. Edgewood’s bridge loans are designed to assist property owners in financing commercial real estate assets or borrowers in transition that do not meet conventional underwriting criteria. Edgewood also funds loans that could qualify for traditional financing options, but require a quicker closing (as short as two weeks) and/or a flexible loan structure.

As a direct bridge loan lender, Edgewood originates, holds, and services all of its loans, providing borrowers with high-quality customer service and surety of execution.

Please note: We do NOT offer loans for ground-up construction projects, and we do not lend on single family homes.

Property Geographic Area Details
Nationwide
Loan Amounts
$1,500,000 to $40,000,000
Interest Rates
8% to 14%
Loan Terms
12 months to 36 months
Origination Fees
1% to 2%
Lien Position
1st
Collateral Types
  • Commercial Property
Loan Purpose
  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Development Project
Property Occupancy
  • Vacant
  • Tenant Occupied 100%
  • Owner Occupied Commercial

Maximum Leverage

Purchase Short-Term (no Value-Add)
Max LTP Multifamily: 75%
Max LTP Commercial: 75%
Max LTP Land: 55%
Refinance Short-Term (no Cash Out)
Max LTV 1st Lien Multifamily: 75%
Max LTV 1st Lien Commercial: 75%
Max LTV 1st Lien Land: 55%
Refinance & Cash Out Short-Term
Max LTV 1st Lien Multifamily: 75%
Max LTV 1st Lien Commercial: 75%
Max LTV 1st Lien Land: 55%
Multifamily Value-Add
Max LTP: 70%
Max LTC: 100%
Max LTARV: 75%
Commercial Value-Add
Max LTP: 70%
Max LTC: 100%
Max LTARV: 75%

Property Types

  • 2-4 Units Residential
  • Assisted Living Facility
  • Child Day Care
  • Cinema
  • Club
  • Commercial Condominium
  • Commercial Land
  • Condominium
  • Covered Land
  • Event Center
  • Gas Station
  • Golf Course
  • Gym
  • Healthcare
  • Hostel
  • Hotel
  • Industrial
  • Marina
  • Mixed-Use
  • Mobile Home Park
  • Motel
  • Multifamily
  • Night Club
  • Office
  • Parking Garage
  • Parking Lot
  • Portfolio of Commercial Properties
  • RV Park
  • Residential Land
  • Retail
  • Senior Housing
  • Sports Facility
  • Storage Facility
  • Student Housing
  • Theater
  • Vehicle Parking

Loan Types

  • Commercial Bridge
  • Commercial Property Value Add

Specialty Loan Types

  • Bankruptcy Resolution
  • Condo Conversion
  • Debtor in Possession
  • Discounted Note Payoff
  • Foreclosure Bailout
  • Land Development
  • Note Purchase
  • Partner Buyout
  • Reverse 1031 Exchange
  • Subdivisions
  • TIC Tenancy-in-Common
  • Vacation Rental

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Office Land
  • Retail Land
  • Hospitality Land
  • Special Purpose Land
  • Covered Land

Will Consider Land That is NOT Entitled

yes

Max LTV for Land

55%

Max LTC for Land Acquisition

55%

Max Loan-to-Purchase Price

75%

Borrower Must Have Property Under Contract

yes

Will Provide Proof of Funds Letter

yes

Will Consider Lending on Purchase from Auction

yes

Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Subject Property
  • Equity in Another Investment Property
  • Seller Financing
  • Family

Experience Required

yes

Minimum Number of Value-Add Projects Completed by Borrower

1

Will Provide Funds for Renovation Costs

yes

Max LTC for Renovation Costs

100%

Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw

7

Maximum After Repair Value

75%

Exit Fee

Sometimes we charge an exit fee

Environmental Report Fee

If applicable

Renovation Construction Draw Fee

$Per cost of inspection

Fees which are mandatory for all new borrower clients

  • Deposit
  • Underwriting Fee
  • Exit Fee

Fees which are paid to a third party company

  • Legal Fee
  • Appraisal Fee
  • Inspection Fee
  • Title Fee
  • Credit Report Fee
  • Background Check Fee
  • Environmental Report Fee
  • Renovation or Construction Funds Draw Fee

Details and Requirements

Typical Closing Time (Days)

30

Fastest Closing Time (Days)

14

Payment Structure
  • Interest Only
  • Interest Reserve
Pre Payment Penalty

yes

6 months minimum interest
Will lend to a foreign national

yes

Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage

yes

Will Consider Collateralizing Multiple Properties in One Loan

yes

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered
  • LLC
Documentation Required
  • Credit Report
  • Tax Returns
  • Bank Statements
  • Financial Statements
  • Loan Application
Personal Guaranty (Recourse) Required
Sometimes
Credit Check Required

yes

Credit Check Description

No minimum score

Appraisal Required for Commercial Property

Always

Broker Price Opinion (BPO) Accepted for Commercial Property

Never

Additional Details

Most fees are paid out of the deposit prior to closing

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Edgewood Capital is a private real estate firm founded in 2002 that provides flexible debt and equity for real estate entrepreneurs and opportunistic investments for accredited investors, and other institutional investors.

Since 2010, Edgewood Capital has funded over $1 billion of real estate debt and equity.

Edgewood provides both real estate entrepreneurs and investors value-added solutions. For real estate entrepreneurs, we are a special situation lender that can provide funding for complex or unique financing situations. Our investors have the opportunity to invest directly into real estate debt and equity deals or to invest through an Edgewood managed Fund.

Edgewood Capital is led by three seasoned real estate professionals, who collectively have completed several billion dollars of commercial real estate transactions. Principals Tom McDevitt, Michael House, and Christopher Whittleton average over 30 years experience investing in complex real estate transactions, and have held leadership positions at Salomon Brothers, Citibank, Societe Generale, Standard & Poor’s, GE Capital, AIG, Ernst & Young, and Cushman & Wakefield.

Why Edgewood Capital?
Edgewood Capital’s mission is to conduct all business with the highest level of professionalism. Our real estate firm structures high-quality solutions to provide flexible debt and equity for real estate entrepreneurs. Additionally, we provide our investors with access to real estate investments that will generate appropriate risk-adjusted returns.

Year Established

2002

Office Locations

250 Pequot Avenue, Southport, Connecticut 06890

Primary Capital Source
  • Debt Fund We Manage
Loan Structure for Majority of Loans
  • Own Balance Sheet
Percentage of Loans Secured by Commercial Property

100%

Total Number of Loans Funded to Date

175

Total Loan Volume Funded to Date

$1,000,000,000

Our Team

Tom Ferrell

Vice President, Originator

Michael Galante

Vice President, Originator

Michael Doherty

Vice President, Originator

Christopher Whittleton

Managing Director, Originator

Michael House

Managing Director & Partner

Tom McDevitt

Founder & Managing Partner

Contact Edgewood Capital

Edgewood Capital pays us to be listed, so there is no fee to connect with them directly.

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BEFORE YOU CONTACT THIS LENDER

Our Minimum Loan Amount Is

$1,500,000

What We Do

  • CRE Bridge Loans up to 75% LTV
  • CRE Rehab Value-Add Loans
  • Core and Specialty Property Types
  • Land Loans up to 55% LTV

Not Available

  • NO 100% Financing
  • NO Cannabis-Use Properties
  • NO Ground-Up Construction
  • NO Single Family Homes

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