Bridge Loans
Bridge & Fix-and-Flip Loans in Texas
Fast-close rehab and bridge financing for Texas real estate investors. Up to 100% of rehab costs financed. Close in 5 days. No tax returns. No W-2s. Built for BRRRR, fix-and-flip, and value-add deals across Houston, DFW, Austin, and San Antonio.
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Bridge Rates
Bridge Loans
What is a
Bridge Loan?
A bridge loan is short-term financing — typically 6 to 24 months — that bridges the gap between two longer-term events: an acquisition and a refinance, a renovation and a sale, a value-add and a stabilization. For real estate investors, the bridge loan is the workhorse acquisition product, especially when speed and flexibility matter more than the rate.
Fix-and-flip loans are bridge loans built specifically for renovate-and-resell projects. They finance not only the purchase but the rehab budget itself, drawn in stages as the work is completed and inspected. After the property sells, the bridge loan is paid off from the closing proceeds, the investor takes the profit, and moves to the next deal.
In Texas — where fix-and-flip activity is highest in Houston and San Antonio, and value-add bridge deals dominate East Austin and DFW's inner suburbs — bridge financing is the engine that drives investor returns.
🔨 Bridge Loans Are Non-QM Loans
Every bridge loan we originate is a business-purpose Non-QM loan on non-owner-occupied investment property. That means no tax returns, no W-2s, no debt-to-income analysis — ever. If you have been searching for a Non-QM lender for fix-and-flip or short-term acquisition financing, you are in the right place.
See all of our Non-QM loan programs →Who Bridge Loans Are Built For
- Fix-and-flip investors buying distressed property to renovate and sell within 6–12 months
- BRRRR investors buying, rehabbing, renting, and refinancing into a long-term DSCR loan
- Auction buyers who need verifiable proof of funds and a guaranteed close inside the auction's 30-day window
- Cash-out investors tapping equity in an existing property to fund the next acquisition before stabilization is complete
- Value-add multifamily investors buying a stabilized-but-underperforming asset, executing a value-add plan, and refinancing or selling at completion
Bridge Loan Terms
| Loan Amounts | $100,000 to $10,000,000+ |
| Loan-to-Cost (LTC) | Up to 90% of purchase price |
| Rehab Funding | Up to 100% of rehab budget on qualifying deals |
| Loan-to-ARV | Up to 75% of after-repair value |
| Term | 6, 12, 18, or 24 months with extension options |
| Rates | From 7.0% (verify current pricing) |
| Payment Structure | Interest-only during the term |
| Property Types | 1–4 unit residential, multifamily 5+, mixed-use, light commercial |
| Vesting | LLC, LP, corporation, or individual |
| Income Documentation | None — qualification is asset-based |
| Draw Turnaround | 4 business days from inspection request |
| Time to Close | 5 business days on clean files |
Bridge Loan Frequently Asked Questions
How fast can a bridge loan close?
Most bridge loans close in 5–10 business days from term sheet acceptance. The longest-pole item is the appraisal — on time-sensitive auction deals, we can use a BPO to compress the timeline further.
Do I need to put my own money into the deal?
On most fix-and-flip loans, the borrower contributes a portion of the purchase price (10% on qualifying deals). Rehab funds are advanced through draws as work is completed.
What is the difference between a bridge loan and a hard money loan?
The terms are often used interchangeably. A bridge loan emphasizes the time gap between two events; a hard money loan emphasizes that underwriting is asset-based. Most fix-and-flip loans are both.
Can I get a bridge loan in an LLC?
Yes — and we strongly recommend it for liability reasons. We close bridge loans in LLCs, LPs, and corporations as well as individually.
How are construction draws handled?
Submit a draw request with photos and receipts. We schedule an inspection (usually next-day), and funds wire within 4 business days of inspection sign-off.
What credit score do I need for a bridge loan?
Bridge loans are asset-based, so credit requirements are lower than DSCR. Programs available from 620 FICO, with better pricing at 680+.
Can a bridge loan be extended?
Yes. Most of our bridge loans include extension options at predetermined fees if the project runs long.
What happens at the end of the bridge loan term?
The loan is paid off — either from sale proceeds (fix-and-flip) or from a refinance into a DSCR loan (BRRRR). Our team works with you on the take-out plan from day one.
Does New Century Lending offer bridge loans across all four Texas metros?
Yes. We originate bridge and fix-and-flip loans across Houston, Dallas-Fort Worth, Austin, and San Antonio. Houston and San Antonio for BRRRR and fix-and-flip, DFW for value-add suburbs, and Austin for bridge financing on STR and value-add deals.
How do Texas property taxes affect my bridge loan exit strategy?
Texas effective property tax rates run 1.6%–2.5% depending on county. When planning your DSCR refinance exit, our team factors actual county tax data — Harris, Dallas, Tarrant, Travis, and Bexar counties all have materially different rates that affect your exit DSCR qualification.
Can I get a bridge loan in Texas as an out-of-state investor?
Yes. Many of our Texas bridge borrowers are based in California, New York, and Illinois. We lend to LLCs, corporations, and individuals regardless of where the borrower is located — what matters is the deal and the asset.
How the Bridge Loan Process Works
Step 1 — Apply and submit the deal
Submit the deal in our portal. We need the purchase contract or auction documentation, the rehab scope and budget, the projected ARV (with comps), and your investor experience summary.
Step 2 — Term sheet within hours
Our underwriting team reviews the deal economics and returns a term sheet — typically same-day on submissions received before noon. Bridge and fix-and-flip programs available for Texas investment properties across Houston, DFW, Austin, and San Antonio.
Step 3 — Property valuation and rehab review
We order the appraisal with both as-is and after-repair valuation. Our construction team reviews the rehab scope and budget. On time-sensitive deals, we accept BPO valuations to keep the timeline moving. On Texas deals we factor actual county tax data — Harris, Dallas, Tarrant, Travis, and Bexar counties all have materially different effective rates that affect your DSCR refinance exit strategy.
Step 4 — Close and fund
Title, insurance, and entity documentation run in parallel. Most bridge loans close in 5–10 business days from term sheet acceptance. Closings are wired directly to title.
Step 5 — Construction draws as work completes
Submit a draw request through the portal with photos, receipts, and a brief progress note. We schedule an inspection (typically next-day), and funds wire within 4 business days of inspection sign-off.
In Which Texas City Are You Investing?
Select your market below for city-specific bridge loan information, sample deals, and local underwriting notes.
Texas's BRRRR capital. Investors buy distressed assets in EaDo, Third Ward, and Acres Homes on bridge financing, rehab, then refinance into long-term DSCR. Harris County effective tax rate: ~2.0%.
Value-add and BRRRR corridors in Oak Cliff, Garland, and Fort Worth. Bridge financing for time-sensitive acquisitions in DFW's fastest-moving submarkets. Dallas County effective tax rate: ~1.8%.
Bridge financing for value-add deals in East Austin, South Lamar, and rapidly appreciating corridors throughout Travis County. STR stabilization bridge is the dominant structure. Travis County effective tax rate: ~1.9%.
Fix-and-flip capital of Texas. Beacon Hill, Eastside, and Dignowity Hill offer the lowest entry prices in the state with strong ARV upside. Bridge and fix-and-flip financing dominate. Bexar County effective tax rate: ~2.1%.
Have a Texas Deal Under Contract?
Get a real bridge term sheet in hours. Five-day close. Up to 100% of rehab. Direct lender. No tax returns required. Serving Houston, Dallas-Fort Worth, Austin, and San Antonio.