Nevada Bridge Loan Program

Last Updated: April 30, 2025

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OfferMarket is not NMLS licensed in Nevada. To serve real estate investor clients in Nevada, we operate as a rate shopping service and process your loan with the most competitive licensed capital provider on our platform.

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At OfferMarket, we’re all about fueling your success as a real estate investor. Our mission is to help you grow your portfolio with confidence through our easy-to-use, all-in-one investing platform, which offers:

💰 Direct access to private funding
☂️ Side-by-side insurance rate comparisons
🏚️ Exclusive off-market property deals

Our Bridge Loan Nevada program is built to give you fast, dependable, and cost-efficient financing — making it easier to purchase and improve 1-4 unit residential investment properties throughout Nevada.

Whether your strategy is to renovate and flip for a solid return or hold the property as a rental and refinance using a DSCR loan, our team is ready to back your plan and help you bring it to life.

Let’s take a closer look at how the OfferMarket Nevada Bridge Loan Program works!

What is a Bridge Loan?

A bridge loan provides short-term financing designed to cover your needs while you secure longer-term funding. It’s your go-to solution when timing is critical, allowing you to move quickly on opportunities without waiting on traditional lending processes.

Common Bridge Loan Scenarios

If you’re investing in Nevada real estate, bridge loans can be a game-changer in scenarios like these:

• Purchasing a distressed or outdated property that needs rehab — ideal when you want to acquire and renovate without dipping deep into your own reserves.
• Refinancing a cash deal and funding the renovations — perhaps you jumped on a great off-market property with a fast cash close and now need to unlock equity to tackle the upgrades.
• Refinancing an existing loan to wrap up a renovation project — maybe your original lender is calling for repayment, but your rehab isn’t quite finished yet.
• Acquiring undervalued properties without renovation plans — perfect if you’re buying off-market properties with the goal of reselling them as-is for a quick return.
• Refinancing a cash purchase with no renovations involved — using the equity from a property you secured below market value to fund your next investment move.
• Refinancing an existing loan post-rehab — the work is done, but you need a bit more breathing room before you sell or refinance.

In the real estate investment world, terms like bridge loan, hard money loan, and fix and flip loan are often used interchangeably — all pointing to these flexible, short-term funding solutions.

How Does a Nevada Bridge Loan Work?

Our Nevada bridge loan program is structured around two primary components designed to meet your project needs:

Initial Advance — This portion of your loan goes directly toward covering the property's purchase price. Funds are sent straight to the title company at the closing table.

Construction Holdback — This part of the loan is reserved for your renovation work. As your rehab progresses, these funds are reimbursed to you through scheduled draws.

One of the standout features of bridge loans is their flexibility. You’re free to use just the initial advance with no rehab funds or tap into the construction holdback without an initial purchase advance — it’s all about what fits your specific deal.

Many real estate investors in Nevada choose to combine both options to maximize leverage and minimize out-of-pocket cash. Some prefer to handle the rehab costs themselves, while others use the construction holdback for up to 100% of their renovation budget.

With bridge loan Nevada solutions, you're in control — the program is built to align with your investing strategy.

Your exit plan will typically fall into one of two categories:

Flip — Renovate the property and sell it for a profit.
Rent and Refinance — Hold onto the property as a rental and refinance into longer-term funding, such as a DSCR loan.

It’s not unusual for investors across Nevada to adjust their game plan along the way based on market conditions and returns. You don’t have to lock into a single strategy right out of the gate.

Consider these real-world scenarios:

You might kick off with a BRRRR approach (Buy, Rehab, Rent, Refinance, Repeat), but spot an opportunity to cash out due to strong buyer demand in your area.

Or, you may plan to flip but notice a cooling market — so instead, you pivot to hold the property as a rental and refinance until the sales climate heats back up.

The big takeaway? Look for properties that offer flexibility with dual exit strategies — it’s the best way to keep your risk low and your options open.

Who Typically Uses Bridge Loans in Nevada?

Here’s who stands to gain the most from our bridge loan Nevada program:

Fix and Flip Investors (Flippers) — Investors buying below-market properties, adding value through renovations, and selling for a return.

Rental Property Investors (BRRRR Strategy) — Investors who buy, rehab, rent out the property, refinance to pull out equity, and repeat the process to grow their rental portfolios.

Don’t forget to explore our Fix and Rent bundle — it combines a bridge loan for both purchase and rehab with a discounted DSCR loan for your refinance. It’s a smart combo for BRRRR investors looking to maximize efficiency across Nevada.

Many of the investors we work with adopt a hybrid approach — flipping certain deals while holding others as rentals, depending on how each opportunity unfolds. Flexibility is often what separates good investors from great ones.

Nevada Bridge Loan Program Guidelines

Project Eligibility for Nevada Bridge Loans

At OfferMarket, our mission is to help Nevada real estate investors grow their wealth while keeping risks under control. One of the ways we achieve this is through smart lending practices designed to set you up for success.

Our track record speaks volumes — less than 0.5% of the loans we originate result in default and foreclosure. That’s one of the lowest default rates in the private lending world, and it reflects our focus on helping you win while managing risk responsibly.

Tackling complex, large-scale rehabs — especially as a newer investor — can come with higher risks. Delays, surprise costs, and market shifts can easily throw a project off course. Even seasoned pros approach “heavy” and “extensive” rehab projects with caution, especially during unpredictable economic times.

Our role goes beyond simply providing funding. Think of us as your lending partner, deal advisor, and risk manager. We’re here to help ensure your project is structured properly for success, not set up for surprises.

To support this mission, we use a rehab classification system that helps determine eligibility based on your experience level and the scale of your project.

Initial Advance

The upfront portion of your Nevada bridge loan — known as the initial advance — is based on several factors specific to both the borrower and the deal itself. Here’s what we look at:

Number of properties you’ve owned in the last 24 months
Number of similar rehab projects you’ve completed in the last 5 years
Minimum credit score of 680 (with a preference for 720+ for personal guarantors)
Professional status — licensed Realtors, General Contractors, and Professional Engineers may qualify for additional leverage

If the property’s contract price is higher than the As-Is value from our appraisal or valuation, the initial advance will be calculated using the lower As-Is value.

Your chosen exit strategy plays a critical role in determining how much initial advance you can receive. Planning to sell? You’ll need a projected gross margin of at least 30% with a minimum $15,000 profit. Opting to hold and refinance? Your deal must demonstrate a DSCR of at least 1.1 after repairs.

Not sure about your numbers? Take advantage of our Fix and Flip Calculator and DSCR Calculator — they’re designed to help you plan effectively.

For properties considered rural, your initial advance will be capped, and a minimum experience level of 3 completed projects is required.

Experience-Based Tiers

Initial Advance by Experience Tier

*Borrowers in Tier 1 may qualify for 85% on an exception basis if they have strong liquidity and excellent credit.

Adjustments to Your Initial Advance

The percentage of your initial advance in the Nevada bridge loan program may be adjusted based on certain borrower details and deal specifics. Here’s how that works:

Rehab Scope Classification

We classify the scope of your rehab project based on the size of your renovation budget compared to the purchase price. This helps keep projects aligned with your capabilities and risk tolerance.

Lopsided deals refer to situations where the purchase price or As-Is value is lower than the total rehab cost.

Rehab Scope Eligibility for Nevada Bridge Loans

At OfferMarket, we believe responsible lending means matching the scale of your project with your level of experience. Here’s how your experience tier aligns with eligibility for various rehab scopes in the Nevada bridge loan program:

Focusing on lighter rehab projects — often just cosmetic improvements — is one of the best ways to keep your timelines manageable and your risks low.

LTARV (Loan-to-After-Repair Value) Limits for Nevada Investors

Your maximum leverage — or Loan-to-After-Repair Value (LTARV) — is determined by your experience level and the rehab classification of your project. This approach helps keep both your investment and your lender’s risk profile in check.

LTFC (Loan-to-Full-Cost) Limits for Nevada Bridge Loans

When your project falls under the "Extensive" rehab category — where renovation costs surpass the property’s purchase price — we apply Loan-to-Full-Cost (LTFC) limits. This ensures investors maintain proper equity positions, especially on higher-risk projects.

An LTFC of 85% means we fund 85% of your combined purchase price and rehab budget — leaving you responsible for the remaining 15% to maintain proper alignment.

Example Scenarios

Here are some example scenarios to help illustrate how our bridge loan Nevada program works in practice:

Example 1: New Investor, No Experience

• Purchase Price: $100,000

• Tier: 1 (0 completed projects)

• Credit Score: 695

• Rehab Budget: $24,000

• ARV: $150,000

• Initial Advance: $75,000 (75%)

• Construction Holdback: $24,000

• Total Loan: $99,000

• LTARV: 66%

• LTFC: 79.8%

• Interest Accrual: Full boat

Example 2: New Investor with Excellent Credit

• Purchase Price: $100,000

• Tier: 1 (0 completed projects)

• Credit Score: 750

• Rehab Budget: $24,000

• ARV: $150,000

• Initial Advance: $80,000 (80%)

• Construction Holdback: $24,000

• Total Loan: $104,000

• LTARV: 69.33%

• LTFC: 83.9%

• Interest Accrual: As disbursed

Example 3: Seasoned Investor with 5 Completed Projects

• Purchase Price: $100,000

• Tier: 4 (5 completed projects)

• Credit Score: 750

• Rehab Budget: $20,000

• ARV: $150,000

• Initial Advance: $90,000 (90%)

• Construction Holdback: $20,000

• Total Loan: $110,000

• LTARV: 73.33%

• LTFC: 91.67%

• Interest Accrual: As disbursed

Refinancing Based on As-Is Value Instead of Cost Basis

In most bridge loan Nevada scenarios, we calculate your funding based on your cost basis (purchase price plus any existing sunk costs). However, for seasoned investors refinancing properties that have appreciated significantly, we may allow lending based on the As-Is value instead.

Eligibility Requirements:

• The property is habitable, rated C4 or better on the appraisal (no major damage).

• At least 3 years of ownership (seasoning).

• If refinancing an existing loan, the current loan is not from a bridge or construction lender and has no late fees, defaults, or extension penalties.

• Minimum 680 credit score and experience tier of 3+ (with at least 4 similar completed projects).

• Strong local market support for the higher As-Is value, confirmed through comparable sales.

• A clear scenario explanation (for example, the property was rented for several years, and now you’re seeking funds to renovate before sale).

This refinance option provides flexibility for experienced Nevada investors ready to reposition appreciated properties without the need for new purchases.

Wholesaler Transactions and Price Run-Up Guidelines

In Nevada real estate deals involving wholesalers, we allow for assignment fees or price increases between contracts — but with clear guidelines to ensure fair valuations.

How it works:

• Assignment fees or price markups are permitted up to 20% of the wholesaler's original contract price with the seller.

• Any markup above 20% must be covered by the borrower and cannot be financed.

Example:

Important Notes:

• Properties listed on the MLS are not eligible for financing of the assignment fee.

• Full documentation is required: A-B and B-C contracts, wholesaler’s operating agreement, and proof of title chain.

• Finder’s fees and referral fees are not financeable.

• All transactions must be at arm’s length — no personal or financial relationships between the buyer and seller.

Construction Holdback

The construction holdback portion of your Nevada bridge loan is reserved specifically for your renovation budget. These funds are disbursed to you through a structured draw process as you complete different phases of your rehab work.

Prefer to fund the rehab yourself? No problem — you can choose to skip the construction holdback altogether if that works better for your investment plan.

For loans of $100,000 or more, interest accrues only as funds are disbursed (called “As Disbursed” interest accrual). For loans under $100,000, interest accrues on the full loan amount from day one (known as “full boat” interest).

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Appraisal and Valuation Process for Nevada Bridge Loans

Every bridge loan Nevada deal starts with a property valuation to ensure eligibility and establish funding amounts. Depending on your situation, we may require one of the following:

In-House Valuation (if eligible)

• Available for single-family, duplex, triplex, or quadplex properties

• Borrowers must be Tier 4 or higher

• Credit score of 720+ required

• Property must not be classified as rural

• Not considered a "new market" for the investor

• LTARV capped at 70%

Note: Even if eligible for in-house valuation, we may still request a full appraisal at our discretion.

Exterior Appraisal

Required when:

• Purchasing through REO sales, foreclosure auctions, sheriff's sales, or online auctions

• The appraisal must be dated within 120 days of closing

• If the appraisal is between 120 and 179 days old, a recertification is required

Interior Appraisal

Needed in all other cases. Appraisal forms depend on property type:

Appraisals are handled through our approved Appraisal Management Company (AMC) partners. Borrowers are responsible for paying the AMC’s invoice before funding.

Appraisal Transfer

Already have an appraisal ordered outside of OfferMarket? You may be able to transfer it for use with your Nevada bridge loan, as long as these conditions are met:

• Appraisal was ordered through an approved AMC

• The report is less than 180 days old at closing (recertification needed if older than 120 days)

• The transferring lender provides a signed transfer letter confirming compliance with Appraiser Independence Requirements (AIR)

Required Documentation for Transfer:

• Full PDF appraisal report

• XML version of the appraisal report

• Proof that the appraisal invoice was paid

These steps ensure a smooth appraisal transfer while staying fully compliant with lending regulations.

Stabilized Bridge Loan Scenario for Nevada Properties

If your Nevada investment property is already stabilized — meaning it’s rent-ready or sales-ready with no rehab required — you may qualify for a stabilized bridge loan. In this scenario, funding is based on the As-Is value instead of projected after-repair value.

This option is ideal if your property is already in strong condition and doesn’t need major upgrades before resale or refinance.

Key Loan Details for Nevada Bridge Loans

Here’s a quick breakdown of the core parameters for our bridge loan Nevada program:

Extensions

While our Nevada bridge loans are designed to help you execute your project within 12 to 24 months, we understand that sometimes unexpected delays occur. That’s why we offer flexible extension options — though we recommend treating extensions as a backup plan, not your primary strategy.

Remember: the longer your project takes, the higher the holding costs and the greater the risk of foreclosure if the loan remains unpaid after the final extension.

Common Project Delay Risks:

• Inexperienced or unreliable contractors

• Rehab plans that are too aggressive relative to your liquidity or experience

• Permitting delays, especially in certain municipalities

• Occupied properties requiring eviction before rehab

• Lack of a clear backup exit plan (sell or refinance)

Planning ahead to avoid these pitfalls helps ensure your project stays on track.

Extension Limits for Nevada Bridge Loans

Here’s how the extension options work under the bridge loan Nevada program:

Extensions are offered in 3-month or 6-month increments depending on your needs.

Extension Terms and Fees for Nevada Bridge Loans

If your project requires more time than initially planned, you can request an extension on your Nevada bridge loan. These extensions come with clearly defined fees, which will be added directly to your payoff balance.

What You’ll Need for Extension Approval:

• Your builder’s risk insurance must remain active and valid throughout the requested extension period.

• OfferMarket may require updated project documentation depending on the specifics of your loan and the extension request.

Extensions offer flexibility but should be treated as a contingency, not your primary plan. Focus on conservative project timelines and realistic rehab schedules to avoid the need for extensions.

Ineligible Property Types for Nevada Bridge Loans

To protect your investment and maintain sound lending practices, certain property types are not eligible for financing through the bridge loan Nevada program. These include:

• Mixed-use properties

• Multifamily properties with 5+ units

• Condotels and co-op units

• Mobile or manufactured homes

• Commercial properties (retail, office, industrial)

• Cabins, log homes, or properties with non-traditional construction

• Properties with oil, gas, or mineral leases

• Active farms, ranches, or orchards

• Seasonal rentals and vacation homes

• High-end luxury or exotic properties

• Landlocked parcels or properties accessed only by unpaved roads

By focusing on standard residential investment properties, we help ensure strong marketability, stable valuations, and smoother project execution.

Exception Scenarios

In certain situations, OfferMarket may consider making exceptions to standard guidelines on a case-by-case basis. If your bridge loan Nevada project falls outside of typical eligibility, these are some scenarios where we might grant exceptions:

Exceptions are designed to provide flexibility when a deal makes sense but doesn’t fit the standard box. However, these are not guaranteed and will depend on the strength of your overall loan file.

Borrower and Guarantor Eligibility for Nevada Bridge Loans

To qualify for the bridge loan Nevada program, borrowers and guarantors must meet the following requirements:

Proper structuring of your borrowing entity and solid financial documentation help ensure a smooth process and favorable loan terms.

Liquidity Verification for Nevada Bridge Loan Eligibility

To maintain financial stability throughout your project, we require that guarantors verify enough liquid assets to safely cover their share of the investment. This ensures you’re prepared for unexpected costs and can handle your financial commitments comfortably.

The required liquidity amount is calculated as:
Estimated cash to close + 25% of your rehab budget.

Approved Liquid Asset Types:

• Personal bank accounts

• Business bank accounts (under the borrowing entity or other entities)

• Personal brokerage accounts

• Brokerage accounts held by the borrowing entity or affiliated businesses

• Retirement accounts in the personal name (valued at 50% of the account balance)

Two recent account statements are required for all qualifying accounts. Large or unusual deposits will require explanations. No seasoning is required for newly opened accounts.

This liquidity verification process helps set you up for success and minimizes the chance of cash flow problems during your project.

Credit and Background Evaluation for Nevada Bridge Loans

Every bridge loan Nevada application undergoes a thorough credit and background screening to ensure that your financial position supports the project. Here’s what we assess:

This comprehensive review ensures a responsible lending process that protects both your investment and our capital partners.

Interest Reserve Requirements

Depending on your credit profile and background, we may require interest reserves to be held at closing. These reserves cover monthly interest payments before your project generates cash flow.

Financed Interest Payments

In select cases, to help preserve your working capital during the rehab phase, you may qualify for financed interest payments. Instead of paying interest monthly, accrued interest is added to your loan payoff balance.

Example Calculation:

This option can be a great way to maintain liquidity and focus your cash on the rehab work itself.

Property Sourcing Guidelines

To support the success of your Nevada bridge loan project, we require solid documentation and planning when it comes to how you source your deals. This ensures that each transaction is well-structured and backed by reliable information.

Key Requirements:

• If you're investing in a new market, you’ll need either a signed General Contractor agreement or a detailed Letter of Explanation outlining why a GC isn’t necessary for your project.

• For deals involving price increases from previous sales, wholesale assignments, or non-arm’s-length relationships, we require full documentation and a thorough review process.

• Condo projects, conversions, or any major renovations must include letters from licensed architects or engineers, along with applicable permits to verify the project scope.

• Every loan submission must include essential documents like purchase contracts, settlement statements, payoff letters (for refinances), your investor track record, and LLC or Corporation formation documents.

These sourcing guidelines are designed to protect your investment, ensure compliance, and help maintain the integrity of your bridge loan Nevada funding.

Bridge Loan Insurance Guidelines

Protecting both your property and personal liability throughout the life of your Nevada bridge loan is essential. This includes coverage for the structure itself and liability insurance to shield you from unforeseen risks like accidents or property damage.

Often called Builder’s Risk Insurance or Fix and Flip Insurance, these policies are specifically crafted for investment properties that are under renovation, vacant, or distressed.

Required Coverage Types and Limits:

Policy Details:

💡 Pro Tip: As soon as you take ownership of the property, install smoke detectors, security cameras, and proper door locks to keep the property secure and fully compliant with insurance guidelines.

Frequently Asked Questions

What states does OfferMarket fund bridge loans?

We offer our bridge loan program in most U.S. states, including Nevada. Here’s the full list of currently available states:

Alabama, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, Ohio, Oklahoma, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Virginia, Washington, Washington DC, West Virginia, Wisconsin, Wyoming.

(In select states where a lending license is required, OfferMarket operates as a rate-shopping service and refers your loan request to a licensed capital provider.)

Can I have multiple bridge loans at the same time?

Yes! Many investors working with OfferMarket successfully manage more than one bridge loan Nevada project at once. That said, we prioritize smart risk management. If we feel that taking on additional projects could stretch your liquidity or execution capacity, we’ll discuss those concerns with you to help you develop a safer plan.

Are bridge loans considered commercial loans?

Yes, bridge loans fall under the category of business-purpose commercial loans. They are issued to your business entity (usually an LLC or Corporation) and are not classified as consumer-purpose loans.

What is the minimum loan amount?

The minimum loan size for our Nevada bridge loan program is $25,000.

What property types qualify for financing?

We fund non-owner-occupied 1-4 unit residential properties, including:

• Single-family homes

• Townhouses

• Duplexes, triplexes, and quadplexes (2-4 unit multifamily)

• Warrantable condominiums

Note: Mixed-use properties, 5+ unit multifamily, and larger commercial properties are not eligible under the bridge loan program but may qualify through other OfferMarket lending solutions.

How is Loan-to-Value (LTV) calculated?

For bridge loan Nevada deals, we typically refer to Loan-to-After-Repair Value (LTARV) — but in some refinance scenarios, it may be Loan-to-As-Is Value. Your initial advance is calculated using the lower of:

• The As-Is appraised value, or

• The purchase price listed in your contract (or closing statement if refinancing).

LTARV is calculated by dividing your total loan amount (initial advance plus construction holdback) by the property's projected after-repair value.

What credit score do I need to qualify?

You’ll need a minimum FICO score of 680 to qualify for our bridge loan Nevada program. However, if your score falls between 660 and 679, your deal may still be considered through our exception review process.

We focus on the credit scores of guarantors within the borrowing entity — scores from members who aren’t guaranteeing the loan aren’t counted toward eligibility.

Do I need prior real estate investing experience?

Experience is not required to qualify for a Nevada bridge loan. However, the more completed projects you have, the higher leverage you may receive, thanks to our experience-based tier system.

Once you complete the Track Record section in your Loan File, we verify your project history, which may include documentation like settlement statements or operating agreements.

Does wholesaling count toward my experience level?

No, wholesaling does not count toward your experience score. We only count projects where you had direct financial responsibility for completing the rehab work — not deals where you acted as an intermediary.

What Documentation is Required for a Nevada Bridge Loan

Our streamlined Loan File system makes it easy to keep your documents organized. Here’s what you’ll need to submit for your bridge loan Nevada project:

For Purchase Transactions:

For Refinance Transactions:

Glossary of Key Terms

Instant Nevada Bridge Loan Quote

At OfferMarket Capital LLC, we specialize in delivering fast, reliable bridge loans and DSCR loans to real estate investors working on 1-4 unit residential projects across Nevada.

Our mission is to help you build long-term wealth through smart real estate investing — and we’re excited for the opportunity to partner with you on your next deal.

Thousands of investors trust OfferMarket each month. Membership is free and includes:

💰 Access to private lending
☂️ Insurance rate comparison tools
🏚️ Off-market deal opportunities
💡 Investment calculators and market data

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Thousands of real estate investors get value from OfferMarket every month. Membership is entirely free and includes the following benefits:

💰 Private lending
☂️ Insurance rate shopping
🏚️ Off market properties
💡 Market insights

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