Lender program
Ground Up Construction
Vertical construction funding for single-family non-owner-occupied projects, advanced in stages against verified progress.
- Loan size$250K – $2.5M
- Term12 – 24 months
- Construction funding100% of budget, in draws
- Unused draw fundsNo interest charged
- Rate range9.99%–11.5%
How this program works
Ground up construction financing funds the build. Construction costs are funded to 100% and released in draws as work is completed; the initial advance covers a portion of the land and soft costs going in.
This lender funds vertical construction. A completed cost worksheet is expected as part of the submission, and the loan is typically sized against a completion appraisal as well as against total cost.
Pricing on this program currently runs from 9.99% to 11.5%, set by how many comparable projects you have completed and your credit score. The financing calculator will size your deal and we will confirm the exact rate for your tier.
Leverage by experience tier
Experience is the number of comparable projects completed in the last three years.
| Experience | Initial LTC | Construction Funding | Total LTC | ARV LTV | Rate | Min FICO |
|---|---|---|---|---|---|---|
| 2 | Up to 45% | 100% | 75% | 60% | See rate | 700 |
| 3–5 | Up to 50% | 100% | 85% | 65% | See rate | 680 |
| 6–8 | Up to 60% | 100% | 90% | 70% | See rate | 680 |
| 9+ | Up to 65% | 100% | 90% | 75% | See rate | 680 |
LTC is loan to cost. ARV LTV is the loan as a percentage of the after-repair or as-completed value. Whichever limit produces the smaller loan governs.
Requirements
What this program expects
- Applies to single-family, non-owner-occupied projects.
- The lender funds vertical construction.
- A completed cost worksheet is expected with the submission.
- No interest is paid on undrawn construction funds.
- Interest rate is determined by projects completed and credit score.
- Typically subject to a completion appraisal in addition to total project cost.
- Liquidity equal to 10–20% down plus roughly six months of reserves, verified at final approval.
- A higher number of completed projects earns the best pricing.
Good to know
Before you apply
Every deal gets a formal term sheet
The figures here are the lending source's published parameters. Your deal may carry additional stipulations, or additional flexibility. Those appear in the term sheet you would sign to move forward — that document, not this page, sets your terms.
The pre-loan application does the heavy lifting
It captures most of what a lending source needs to decide whether your deal fits their terms, so we are not going back and forth collecting pieces.
These are not traditional hard money terms
Our lending sources price on experience and credit rather than on collateral alone, and the rates reflect that. How this differs from hard money.
Run the numbers
See what your deal supports
Enter your purchase price, budget and projected value. The calculator shows your maximum loan, the cash you would need, and which limit is capping it.
Talk to us about your deal
Tell us the property, the plan and the timeline. We will tell you honestly whether we can help and what the realistic next step is.