Land and vertical in one facility
Acquisition and construction together rather than a land loan you refinance later and hope somebody funds. $150K to $1M+, closing in 10 to 14 days.
Home / builders
Ground-up construction lending.
Land plus vertical, drawn against a schedule of values. Bids get reviewed before close rather than after, so the budget is settled before the first shovel.
Send the projectTwo minutes. No credit pull to get a number.
The problem
The draw is where construction financing fails.
The loan closes and everybody is happy. Then the first draw request goes in and takes eleven days to come back, the inspector wants photographs nobody told you to take, and your framer is standing on a job he has not been paid for.
A construction loan is not really a lending product. It is a payment schedule with a loan attached, and the part that decides whether the project finishes on time is whether money arrives when the work is done rather than three weeks later.
So the schedule of values gets settled before closing, not discovered during it. Bids are read before the loan funds. And a draw against completed work is inspected and wired the same day, because a build that stalls waiting on its own money is a build that costs more than it was supposed to.
What you get
How this actually works.
Bids read before you close
The contractor's numbers are reviewed while the loan is being underwritten, so a budget problem surfaces before the land is bought rather than at the third draw.
Same-day draws against completed work
Inspected and wired the same day. The schedule of values is agreed at closing, so each draw is a check against a document both sides already signed.
An exit that is planned at the start
Sale or refinance into long-term debt, structured from day one. A build with no financing plan for the day it is finished is a build with a deadline nobody has priced.
Instruments
What gets funded here.
The full range is on the main page. These are the ones this audience uses most.
Ground-up construction
Land plus vertical, drawn against a schedule of values. Contractor bids reviewed before close, not after.
$150K to $1M+ · 10 to 14 days
Fix and flip
Purchase and rehab in one facility. Rehab released in draws against completed work, inspected and wired same day.
$25K to $1M+ · 5 to 10 days
DSCR purchase and refinance
Long-term rental debt qualified on the property's income. No tax returns, no W2s, no employment history.
$75K to $1M+ · 14 to 21 days
Questions
Answered without the phone call.
How much construction experience do you require?
Enough that the schedule is credible. A first ground-up build is fundable with the right general contractor and a realistic timeline; a first ground-up build managed by somebody who has never run one and is acting as their own GC usually is not.
How are draws released?
Against completed work, inspected, and wired the same day. The schedule of values is agreed before closing so there is no negotiating what a stage was worth after it has been built.
Do you fund the land purchase?
Yes, land and vertical in the same facility. Funding them separately is where most builders discover that the second lender values the project differently from the first.
What do you need to see before closing?
The contract on the land, the plans, the contractor's bid broken into a schedule of values, permits or their status, and your exit. The bid gets read rather than filed.
Can you fund a spec build with no buyer?
Yes, provided the finished value is supported by real comparables rather than by what the market might do. Spec is fundable. Speculative pricing is not.
Guides
Written for builders.
Contractor bids: what a lender checks before funding a rehab
Bids get reviewed before close, not after. What that review is actually looking for, and why the cheapest bid is usually the one that fails it.
What a lender needs before releasing a rehab draw
A draw request is a documentation exercise, not a negotiation. Here is the checklist, and why incomplete requests are the most common cause of slow draws.
Ground-up construction loan requirements: what gets checked before the first shovel
A construction loan is underwritten on a budget and a schedule, not a house that exists yet. Here is what has to be in place before one funds.
How a construction draw schedule actually works
A build loan funds in stages against finished work. Here is how a draw schedule is set, what releases each payment, and where builds stall.
Where
Lending is nationwide.
Lending is nationwide. The states below have their own page because they are where the most deals come from, not because they are the only places money goes. If your property is somewhere else, submit it anyway; the terms do not change with the postmark.
New Jersey, Pennsylvania, New York, Texas, Ohio, Indiana, North Carolina, South Carolina, Virginia, Maryland, Delaware. See all markets.
Submit a deal
Send the project.
The land, the plans, the bid and the timeline. Bids are reviewed as part of underwriting, so you will hear about a budget problem before you close rather than after.
- Terms in 24 to 48 hours
- Same-day draws
- Bids read before close