Fast commercial bridge loans.
When speed matters most.
Bridge loans from $1M. Close in as little as 7 business days. Non-recourse available. All property types. Nationwide + Canada. One dedicated loan officer from first call to closing. Originated, underwritten and packaged by UFIG, placed through our Capital Network.
Speed without compromise.
Your deal, closed fast.
Watch how UFIG delivers commercial bridge loans in days — not months.
Why borrowers choose UFIG for commercial bridge financing
Close in as little as 7 business days. We move at the speed of your deal.
UFIG delivers the loan through its Correspondent Lending channel or places it with the debt funds, banks and life companies in its Capital Network, whichever gives the best rate and terms.
Custom loan structures tailored to your specific transaction.
No prepayment penalties and seamless transition to permanent financing.
Commercial Bridge Loans — Terms & Details
UFIG originates commercial bridge loans with flexible structures built around your deal — not a cookie-cutter template.
Bridge Loan Rate Ranges
Rates are indicative and subject to underwriting. View today’s commercial loan rates or contact a loan officer for a custom quote.
Rates starting as low as 8.24%. Best for strong credit & property profiles.
Most commercial bridge transactions
Development, repositioning, high LTV
When a Bridge Loan Is the Right Tool, and How One Is Built
A bridge loan buys time: time to close before the bank can, time to lease up, time to fix a problem the permanent lender will not accept. This guide explains the situations a commercial bridge loan solves, how lenders size and price one, how it compares with hard money and bank debt, and how UFIG places bridge loans from $1 million through its Capital Network.
Six situations a commercial bridge loan solves
1. The purchase closes before the permanent loan can
An agency, CMBS, SBA or USDA loan takes 60 to 120 days. A seller with a backup offer will not wait. The bridge closes the purchase in days; the permanent loan takes it out once the appraisal, environmental and lender approvals are done.
2. A loan is maturing and the refinance is not ready
Balloon dates do not move. When the existing lender will not extend and the new loan is stuck in committee, a 12- to 24-month bridge pays off the maturing note and removes the deadline.
3. The property does not yet earn enough
Vacancy, below-market rents, a tenant in build-out, a hotel mid-renovation: the income is coming but the debt service coverage is not there today. Bridge lenders underwrite the business plan and set aside an interest reserve until it is.
4. Value-add and repositioning
Acquisition plus renovation budget in one loan, sized to total cost, with draws as the work completes. The exit is a refinance at the stabilized value or a sale.
5. The bank said no, or said no for now
A credit event, a partnership buyout, unresolved litigation, a property type the bank is out of this year. A bridge lender prices the risk instead of declining it, and the borrower returns to bank pricing in 12 to 24 months with the issue resolved.
6. 1031 exchange and auction deadlines
A 180-day exchange clock or a 30-day auction close does not allow for a conventional process. Bridge capital meets the date; the permanent loan follows.
How a commercial bridge loan is sized and priced
Bridge lenders underwrite three things in this order: the exit, the value, and the sponsor. The exit is the refinance or sale that repays them; the value is what protects them if the exit is late; the sponsor is who executes the plan. Tax returns matter less than on a bank loan, but a credible business plan matters more.
| Term | Typical range | What drives it |
|---|---|---|
| Loan amount | $1,000,000 to $20 million and above | UFIG minimum is $1 million for bridge and hard money |
| Loan-to-value | 60% to 75% of as-is value; up to 80% of cost on value-add | Property type, market, lease-up risk |
| Term | 12 to 36 months, often with one or two 6-month extensions | Time the business plan needs plus a cushion |
| Rate | Index (SOFR or Prime) plus a spread; fixed available | Leverage, asset quality, sponsor track record |
| Payments | Interest only, often paid from an interest reserve set at closing | Reserve sized to the months before stabilization |
| Fees | 1% to 2% origination; some lenders charge an exit fee | Deal size and complexity |
| Recourse | Non-recourse available on stabilized or institutional-quality assets; recourse on heavier lifts | Lender type and leverage |
| Prepayment | Open after a 6- to 12-month minimum interest period | Lender’s yield requirement |
| Closing time | 7 to 21 business days | Appraisal or BOV, title, and how complete the file is |
Indicative terms for qualified borrowers; each lender in the Capital Network sets its own.
Who provides the capital: national debt funds and mortgage REITs for larger value-add assets, regional banks for lighter bridge-to-permanent deals, life companies for institutional sponsors, and private lenders where speed is the whole point. UFIG packages the file once and delivers it through its Correspondent Lending channel or places it with the lender whose terms fit the plan; see commercial hard money loans for the private-capital end of the spectrum.
Bridge loan vs hard money vs bank loan
| Commercial bridge | Hard money | Bank or agency | |
|---|---|---|---|
| Capital source | Debt funds, banks, life companies | Private lenders, family offices | Banks, Fannie/Freddie, HUD, CMBS |
| Starting rate | 8.24% and up | 8.24% to 14% | 6.22% to 8.22% |
| Term | 12 to 36 months | 6 to 24 months | 5 to 30 years |
| Underwriting | Exit, value, business plan, sponsor | Value and exit; little on the borrower | Historical cash flow, global credit |
| Closing time | 7 to 21 business days | 5 to 10 business days | 45 to 120 days |
| Best for | Transitional assets, maturities, bridge-to-permanent | Distress, auctions, credit problems | Stabilized property with clean history |
The practical test: if the property will qualify for bank or agency financing within 24 months once something changes (occupancy, a renovation, a credit event ageing out), a bridge loan is the right tool. If the issue is the collateral itself or the borrower cannot document anything, it is a hard money deal. If nothing needs to change, go straight to permanent financing and save the fees.
Exit strategies lenders will accept
Every bridge loan is approved on its exit. The lender wants to see, at application, how it gets repaid and by whom. UFIG’s advantage is that the exit is usually a loan we place too, so the bridge is sized to what the permanent lender will actually approve rather than to a hope.
- Refinance to permanent debt: Fannie Mae or Freddie Mac for multifamily, CMBS or bank for retail, office and industrial, SBA 504 or 7(a) for owner-occupied property, USDA B&I in rural markets, Farmer Mac for farmland. The bridge lender will test the takeout at today’s rates and a stressed debt coverage of 1.20x to 1.25x.
- Bridge-to-permanent with one lender: some banks in the Capital Network close the bridge with a committed conversion to their own permanent loan once the property stabilizes, which removes a second closing.
- Sale: for value-add and condo-conversion plans; the lender underwrites the stabilized value and the market’s absorption.
- Owner carry-back or partner capital: accepted when documented at closing.
Bridge loans by property type
Multifamily (5+ units)
Acquisitions with rent upside, renovation programs, and maturing loans ahead of an agency refinance. The deepest bridge market, with the tightest pricing. 1 to 4 unit residential property is not financed.
Hotels
PIP and renovation periods, flag changes, and purchases that must close before the SBA or CMBS loan. See hotel financing.
Retail and NNN
Lease-up of vacant boxes, tenant rollover, and single-tenant net lease purchases on a 1031 clock.
Office and medical
Repositioning, tenant build-out, and conversions. Lenders are selective; location and the leasing plan decide the terms.
Industrial and self-storage
Purchases with expansion or lease-up, and storage conversions; strong lender appetite.
Agricultural and rural land
Auction purchases and timing gaps before a Farmer Mac or bank loan closes; see agricultural bridge loans.
Land and development
Entitled land and horizontal development on a case-by-case basis at lower leverage; raw land is placed through hard money.
Mixed-use and special purpose
Car washes, gas stations, event venues, marinas and other special-purpose assets, where bank appetite is thin and a bridge buys time to prove the income.
UFIG places bridge loans in all 50 states and Canada. International property is considered only on substantially larger transactions.
What the takeout costs: today’s permanent rates
Indicative permanent-loan rates
| Program | Low | High |
|---|---|---|
| Fannie Mae / Freddie Mac (multifamily) | 6.22% | 7.47% |
| Conventional bank | 6.72% | 8.22% |
| CMBS | 7.07% | 8.22% |
| SBA 7(a) (owner-occupied) | 7.10% | 10.00% |
| Bridge and private capital | 8.24% | 14.00% |
Why this matters: a bridge loan is priced for 12 to 36 months; the loan that repays it is priced for 10 to 30 years. The spread between the two rows is the cost of time, and the business plan has to earn more than that. Full detail on today’s commercial mortgage rates.
What to send us for a 24-hour read
- Property address, type, and a short description of the plan and the exit
- Purchase contract or current loan payoff and maturity date
- Rent roll and trailing 12-month operating statement (or STR report for hotels)
- Renovation budget and timeline, if any
- Sponsor résumé, schedule of real estate owned, and personal financial statement
- Sources and uses showing the equity in the deal
One UFIG loan officer reads the file, tells you within one business day which lenders in the Capital Network will want it and on what terms, and stays with the file through closing. Bridge loans are originated, underwritten and packaged by UFIG and provided through its Correspondent Lending channel or the lenders in its Capital Network.
Our Simple 4-Step Process
Complete the short online form or call (888) 556-4029. Takes just minutes.
Dedicated loan officer reviews your deal and delivers a personalized quote within 24 hours.
Streamlined underwriting. Fast decisions and clear communication every step of the way.
Close in as little as 7 business days. Loan proceeds are wired directly to your title company.
Bridge Loan FAQ
Everything you need to know before submitting your commercial bridge loan deal.
A commercial bridge loan is a short-term real estate loan (typically 12–36 months) designed to provide fast capital when speed matters most. It “bridges” the gap between an immediate financing need and longer-term permanent financing — perfect for acquisitions, refinances, renovations, or time-sensitive opportunities.
UFIG specializes in flexible commercial bridge loans starting at $1 million with interest-only options and nationwide coverage.
The minimum commercial bridge loan amount at UFIG is $1,000,000. We routinely finance deals up to $20 million and higher with no strict maximum for qualified borrowers and strong property profiles.
Qualified commercial bridge loans can close in as little as 7 business days. Most transactions close within 10–21 days — dramatically faster than traditional bank financing. Our dedicated loan officer and streamlined process make speed possible without cutting corners.
Unlike traditional hard money loans from private lenders, UFIG’s commercial bridge loans are provided by the institutional lenders in its Capital Network: debt funds, banks and life companies. This means more competitive rates (starting at 8.24%), better terms, lower fees, and greater reliability while still delivering the speed borrowers need.
Yes. UFIG offers both non-recourse and full-recourse commercial bridge loans. Non-recourse options are available for well-qualified borrowers and strong property profiles, allowing you to limit personal liability.
We support all major exit strategies including property sale, refinance to permanent financing, bridge-to-permanent programs, owner carry-back, and 1031 exchanges. Our flexible structures are built around your long-term business plan.
Bridge loans placed through UFIG’s Capital Network start at about 8.24% for strong sponsors and stabilized or near-stabilized property, with most transactions pricing between 9% and 12% and heavier repositioning or high-leverage deals above that. Rates float over SOFR or Prime or can be fixed for the term. Origination is typically 1% to 2%. The live starting rate is shown on this page and on UFIG’s today’s rates page.
A bank or agency loan is underwritten on the property’s historical cash flow and takes 45 to 120 days. A bridge loan is underwritten on the exit, the value and the business plan, closes in 7 to 21 business days, and runs 12 to 36 months. It costs more because it is priced for time and transition. The right use is a property that will qualify for permanent financing within about two years once occupancy, renovation or a credit issue is resolved.
Yes. That is the most common use. The bridge closes the purchase on the seller’s timeline, and the permanent loan (agency, CMBS, bank, SBA 504 or 7(a), USDA B&I or Farmer Mac) takes it out once its process is complete. Because UFIG places the permanent loan as well, the bridge is sized to what the takeout lender will actually approve.
Less than a bank does. Bridge lenders focus on the property’s value, the exit and the sponsor’s experience. A credit event or a thin tax return does not disqualify a deal if the plan and the equity are sound, though it affects leverage and pricing. Non-recourse is available on stabilized, institutional-quality assets; recourse or a completion guaranty is common on value-add plans.
No. UFIG places commercial bridge loans only: multifamily of five or more units, hotels, retail, office, industrial, self-storage, mixed-use, agricultural and special-purpose property, with a $1,000,000 minimum. Fix-and-flip and residential investor loans are outside our programs.
UFIG is a commercial loan correspondent. We originate, underwrite and deliver the loan through our Correspondent Lending channel, or place it with the lender in our Capital Network whose terms fit the deal when that gets you better terms: national debt funds, regional banks, life companies and private lenders. The placing lender provides the loan. One UFIG loan officer manages the file from first call to closing, and the fee is disclosed up front.
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- Non-recourse options available
- Close in as little as 7 days on qualified deals