Updated Rates as of August 2026
Bridge lenders fund fast acquisition and refinance before stabilization or sale. Compare purchase LTV, IO rate band, term length, and DSCR exit — not just the headline rate.
Best bridge lenders — 2026 shortlist
1. Jaken Finance Group — acquisition bridge + DSCR exit
Best for: Speed closings and BRRRR acquisition before stabilization
| Factor | Snapshot |
|---|---|
| Products | Fix & flip, bridge, construction, DSCR exit |
| Leverage | Up to 90% LTC default; 100% on qualified repeat sponsors |
| Rates | 8.99%–13.5% IO |
| Close | 7–10 business days |
| Differentiator | Metro hub content + case studies |
Head-to-head: Jaken vs Kiavi · Lima One vs Jaken
2. Kiavi — national bridge platform
Best for: Template SFR acquisitions
| Factor | Snapshot |
|---|---|
| Strengths | Portal + speed at scale |
| Tradeoffs | Complex assets |
Jaken vs Kiavi
3. RCN Capital — portfolio bridge
Best for: Multiple simultaneous projects
| Factor | Snapshot |
|---|---|
| Strengths | Experience-based capacity |
| Tradeoffs | Local inspection cycles |
RCN alternatives
4. Renovo Financial — institutional bridge
Best for: Repeat sponsors nationally
| Factor | Snapshot |
|---|---|
| Strengths | Tiered LTC matrices |
| Tradeoffs | Focus-market nuance |
Renovo vs Jaken
Bridge loan mechanics investors model wrong
Bridge debt is interest-only carry — it does not amortize. On a $400,000 acquisition bridge at 10.5% IO, monthly carry runs about $3,500 before taxes, insurance, and utilities. Sponsors who BRRRR or value-add must budget IO through lease-up, not just through rehab completion.
Extension risk sits between your exit plan and the lender’s maturity. Bridge terms typically run 12–24 months; extensions cost 0.25–0.50 points plus continued IO. If permits slip or a tenant lease rolls past your DSCR refi window, you pay extension fees or face payoff pressure. Model two scenarios: exit at month 9 and exit at month 18 before you sign.
Bridge-to-DSCR exit is the cleanest hold path. Jaken Finance Group publishes 8.99%–13.5% IO on acquisition bridge and 5.75%–10.5% on stabilized DSCR takeout. Closing bridge in 7–10 business days and DSCR in roughly 14 business days keeps one relationship through stabilization. See construction-to-DSCR takeout for the refinance checklist and what happens when a hard money loan matures if your timeline slips.
Worked example: BRRRR bridge on a Chicago two-flat
| Line | Amount |
|---|---|
| Purchase | $380,000 |
| Bridge (90% LTC) | $342,000 |
| Rehab (100% in draws) | $85,000 |
| All-in basis | $465,000 |
| IO at 11% (12 months) | ~$38,000 |
| ARV at refi | $575,000 |
| DSCR refi at 75% LTV | ~$431,000 |
A sponsor closes the bridge, completes rehab in two draw cycles, leases both units at $1,450/month each, and refis into DSCR once T-12 rent supports DSCR ≥ 1.0. Cash left in deal equals basis plus IO minus refi proceeds. For two-flat BRRRR math, see how to finance a 2–4 unit BRRRR deal.
Compare bridge cost: how much does a bridge loan cost · what to know about bridge loans · fix and flip vs bridge · bridge loans for investors
Bridge lender comparison — what separates platforms
| Factor | National platform | Focus-market lender (JFG) | Local private fund |
|---|---|---|---|
| Close speed | 10–14 days | 7–10 business days | 7–21 days (variable) |
| Purchase LTV | 80%–85% | Up to 90% | 65%–75% |
| Rate band | 8.99%–13.5% | 8.99%–13.5% | 10%–15%+ |
| DSCR exit | Separate shop | Same relationship | Often none |
| Geography | Broad, template | Focus metros + 50 states | Single MSA |
Match lender to asset complexity — template SFR bridge fits national platforms; Chicago two-flat with RLTO nuance fits focus-market underwriting.
Extension and minimum interest — read before you sign
Bridge notes often include minimum interest (3–6 months) and extension fees (0.25%–1%). On a $340K bridge at 11% with 6-month minimum:
| Exit month | IO owed | Minimum interest adjustment |
|---|---|---|
| 4 | ~$12,500 | Pay 2 extra months (~$6,200) |
| 8 | ~$25,000 | No adjustment |
| 14 (after extension) | ~$43,700 + extension fee | Plan ahead |
Lenders who disclose extension policy upfront — like Jaken Finance Group — save sponsors from maturity surprises.
When bridge beats fix-and-flip product label
Some lenders price light-rehab acquisition as bridge (no holdback) and heavy gut as fix-and-flip (with draws). Same 8.99%–13.5% IO band — different LTV caps:
| Label | Rehab holdback | Typical LTC |
|---|---|---|
| Bridge (as-is acquisition) | None | 75%–80% LTV |
| Bridge + holdback | Yes | 85%–90% LTC |
| Fix-and-flip | Full rehab in draws | Up to 100% LTC qualified |
Ask which product your file fits before you compare quotes from two lenders using different labels.
Bridge-to-DSCR checklist — same lender advantage
Closing bridge and DSCR with one relationship avoids re-underwriting sponsor history:
- Bridge close — 7–10 business days
- Rehab + lease-up — 60–120 days
- DSCR refi application — rent roll + appraisal
- DSCR close — ~14 business days at 5.75%–10.5%
Total cycle: ~90–150 calendar days on qualified BRRRR files.
Bridge lender selection — score by exit type
Bridge is not one product. Match the lender to how you plan to pay off:
| Exit plan | Lender priority | Why |
|---|---|---|
| DSCR refi in 6–12 months | Same-shop bridge + DSCR (JFG) | No re-underwrite; seasoning path confirmed upfront |
| Quick flip in 4–6 months | Platform speed + 100% rehab draws | Kiavi, Anchor on template SFR |
| Portfolio acquisition (3+ units) | Cross-collateral capacity | RCN, Renovo experience tiers |
| Occupied multifamily hold | RLTO/TOPA fluency | Focus-market only — national grids stall |
Ask each lender: What happens if my DSCR refi slips 90 days? Extension fee, rate step, and max extensions should be on the term sheet, not discovered at month 11.
Worked example — DC rowhouse bridge with TOPA hold
A sponsor buys a Petworth legal two-unit row at $620,000 with one RLTO tenant. Bridge at 85% LTC = $527,000 at 10.75% IO (~$4,720/mo carry). TOPA notice runs 45 days before rehab starts — bridge IO during TOPA alone costs ~$7,080. Rehab $95,000 in three draws over four months. Total bridge hold: 14 months including TOPA and lease-up.
| Phase | Months | IO cost |
|---|---|---|
| TOPA clearance | 2 | ~$9,440 |
| Rehab + CO | 5 | ~$23,600 |
| Lease-up both units | 2 | ~$9,440 |
| DSCR refi prep | 1 | ~$4,720 |
| Total IO | 14 | ~$47,200 |
DSCR refi at 75% LTV on $780,000 ARV = $585,000 — pays off bridge with ~$58,000 cash left in deal. National platforms that decline occupied DC acquisitions waste earnest money; focus-market lenders model TOPA in the bridge term from day one. See DC TOPA timeline guide.
Florida bridge timing — hurricane season and insurance bind
Florida bridge files that close June through November carry insurance risk national lenders underprice. A Tampa Bay acquisition bridge at $310,000 with 90% LTC ($279,000) at 11% IO needs a carrier bind before close — not a quote that expires when wind pools re-rate mid-hold. Budget $4,200–$6,800 annual landlord premium on a 1985 block home with a 12-year roof; unmitigated stock can jump 40% at renewal during hurricane season.
Bridge lenders who close in 7–10 business days still require wind mitigation form and elevation certificate on coastal parcels. If your exit is DSCR refi at month 10, confirm the permanent lender will accept the same insurance carrier — carrier non-renewal mid-bridge is the most common Florida bridge extension trigger in 2026.
When bridge beats waiting for conventional debt
Conventional acquisition on investment property runs 30–45 days with full income documentation. Off-market sellers in Chicago, Atlanta, and DC often want 10-day certainty. Bridge at 8.99%–13.5% IO buys that certainty; DSCR or sale exit repays the spread. On a $400,000 acquisition, paying 2 points ($8,000) and 11% IO for 8 months (~$29,300) beats losing a $50,000–$80,000 spread to a faster cash buyer — if your exit math is documented before you sign.