Use this luxury spec LTC calculator to size a scrape, custom spec, or coastal vertical before you commit equity. Qualified luxury construction at Jaken Finance Group can reach up to 100% LTC on files up to $2.5M, limited to the lower of all-in cost and 75% of as-completed value. Interest-only carry sits inside 8.99%–13.5%. Larger qualified luxury loans may be reviewed through $10 million, with leverage quoted per file. Request an individual loan review.
Product paths: luxury new construction · jumbo hard money · luxury bridge · luxury fix and flip · Exit playbook: 60–120 DOM exit guide
Luxury spec LTC calculator
Estimate costs and reserves. Qualified budgets up to $2.5M may receive up to 100% LTC, limited by 75% of as-completed value. Larger loans through $10 million require an individual leverage quote. Estimates only — not a loan offer.
Estimated all-in cost
—
75% value reference
—
Estimated loan
—
Equity gap
—
Est. interest reserve
—
Gross margin vs ARV
—
What “all-in” must include on luxury specs
Luxury sponsors understate soft cost, coastal premiums, and carry. The calculator forces the common lines into one stack:
- Lot / land basis — purchase or as-is value including existing structure in a scrape
- Demo / site — scrape, haul-off, seawall, dewatering, utilities
- Vertical hard cost — structure, finish, pool, impact glazing where required
- Soft costs — plans, coastal or historic engineering, permits, insurance
- Contingency — typically 10%–15% of demo + vertical on custom work
- Interest reserve — months of IO on the average drawn balance through CO plus marketing
Flood elevation, wind-load glazing, and bonding lines belong in hard or soft — not in hope. If you omit them, the equity gap line on the widget is where they land.
Full-cost eligibility and the value limit
The qualified 100% LTC offer applies only when the eligible budget is within $2.5M, and the value limit still applies. If all-in is $1.42M and as-completed comps support $1.40M, then 75% of value is $1.05M. The modeled loan is $1.05M, subject to approval and accepted costs.
When estimated all-in cost exceeds $2.5M, the widget shows “Quote required” for the loan and equity gap. Qualified larger loans can be reviewed through $10 million with individual leverage; full-cost financing is not promised. Reserve and margin remain preliminary planning estimates until a lender quotes the loan and draw schedule. Standard-margin infill without luxury finish may fit the land & spec-margin calculator instead.
Worked example — Paradise Valley scrape (calculator defaults)
| Line | Amount |
|---|---|
| Lot / existing structure | $585,000 |
| Demo / site | $28,000 |
| Vertical hard | $1,012,000 |
| Soft | $64,500 |
| Contingency 11% | ~$115,000 |
| As-completed | $1,400,000 |
| Rate / months / avg drawn | 11% IO · 17 mo · 60% |
Run the widget: 75% of $1.40M is $1.05M. When LTARV binds, the equity gap is the story — not the headline LTC. Narrative twin: Paradise Valley luxury scrape example.
Worked example B — Naples coastal spec
Lot $620,000, site $48,000, vertical $650,000, soft $68,000, flood and glazing premium in vertical or site, contingency 12%, as-completed $1,680,000, rate 11.25%, 18 months, 55% average drawn.
75% of $1.68M is $1.26M. Coastal files often bind at LTARV when cost and value align thin. See Naples coastal luxury spec example.
Sizing reserve through vertical and marketing
Luxury vertical runs 14–18 months, not a flip term. Add 60–120 days on market after certificate of occupancy. A reserve of “six months on full commitment from day one” understates peak-draw months and ignores post-CO carry.
If DOM slips, the exit playbook is listed bridge and price-cut cadence — not a panic slash at day 45. DSCR hold at 70%–75% LTV is the rental fallback when the jumbo buyer pool fails.
Gross margin vs lender loan amount
Gross margin (as-completed minus all-in) is a sponsor screen. It is not the loan amount. A positive margin can still need a large cash check if LTARV binds. Sale costs, carry overrun, and concessions eat margin after CO.
Compare desks: volume flip vs jumbo construction · ground-up vs fix and flip.
Luxury construction by market
- DFW luxury new construction
- Austin luxury new construction
- Georgetown / DC luxury new construction
- Naperville collar luxury new construction
- Texas spec home construction
- Southlake Carroll ISD scrape example
How Jaken Finance Group underwrites luxury specs
We finance business-purpose investment property only. Credit is reviewed. Approval rides on survey, permit path, budget, GC, submarket comps, and exit — not on a W-2 story. Qualified construction and bridge price at 8.99%–13.5% interest-only. Close targets 10–14 business days when the package is complete.
Apply: new construction scenario · submit a scenario · (833) 264-7776.
Related calculators
Calculator outputs are educational estimates only. Rates, terms and conditions offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.