Bridge Loans: What Brokers Need to Watch Out For

Bridge loans are short-term commercial real estate loans used to "bridge" the gap between immediate financing needs and long-term debt. They’re often used for acquisitions, refinances, or repositioning deals where the property isn’t ready for permanent financing yet.

These loans can close fast and offer flexibility, but they come with risks — especially for brokers who aren’t used to how these deals behave.

When Bridge Loans Make Sense

Bridge loans are useful when:

• The property isn’t stabilized yet (e.g., low occupancy or no tenants)
• Renovations are planned before a refinance or sale
• The borrower needs to close fast and permanent financing won’t come together in time
• The borrower is planning a value-add strategy with a clear exit plan

In short: If there’s a timing issue or the property isn’t ready for prime time, bridge debt might fit.

Key Features (and What They Mean for Brokers)

• Loan term: Typically 6 to 36 months
• Interest rates: Higher than perm loans, but it greatly depends on the market
• Leverage: Can be high (up to 75% or 80% LTC), but varies by lender
• Interest-only: Most are IO during the term
• Exit plan matters: Lenders want a clear, credible strategy to refi or sell

Bridge lenders care more about the deal story and sponsor plan than just a debt service number. If you’re used to bank deals, this will feel very different.

What Brokers Can Miss

1. Misjudging timing

Bridge loans can close fast — but not always. Some lenders still need third-party reports. Don’t assume 10-day closes are standard.

2. Overpromising leverage

Yes, some lenders offer 80% LTC — but only for the right deal, right sponsor, right market. Always qualify your borrower first.

3. Ignoring cost of capital

Your borrower may say yes to 10% interest, then get cold feet. Set expectations up front — including fees, exit costs, and extension premiums.

4. Missing the exit strategy

This is the biggest one. If there’s no realistic way to refi out or sell, the lender won’t bite. And your borrower might end up staring down a balloon payment with no backup plan — not a fun place to be.

5. Thinking every bridge lender is the same

Some bridge lenders are institutional. Others are debt funds, family offices, or even private investors. Some love transitional retail; others hate it. Know who you’re working with, and what they actually want to fund.

Some bridge lenders are institutional. Others are debt funds or family offices. Terms, flexibility, and pricing vary widely.

Tips to Place These Deals

• Have a written exit plan ready when shopping the loan
• Package the deal with a clear sources and uses breakdown
• Get a real construction budget and timeline, not just an estimate
• Clarify if your borrower needs draws or the whole amount up front
• Don’t send it to 15 lenders — target 3 to 5 that actually fund this size, asset, and location

Final Word

Bridge loans can be a powerful part of your deal pipeline — but only if you know how to approach them. If you can vet the borrower, assess the risk, and clearly pitch the story, these deals can close fast and pay well.

Start small. Ask dumb questions. Better to look green than to misplace a deal and burn a relationship.

If you’re new to these, lean on your lenders, ask questions early, and don’t assume anything.