Bridge Loan New Hampshire

Last Updated: April 30, 2025

At OfferMarket, we’re passionate about fueling your success as a real estate investor. Our mission is to empower you with the tools, resources, and funding you need to grow your portfolio with confidence. That’s why we offer a streamlined, all-in-one platform that delivers:

💰 Fast access to private lending solutions
☂️ Side-by-side insurance rate comparisons
🏚️ Exclusive off-market property opportunities

Our Bridge Loan New Hampshire program is engineered to provide quick, dependable, and flexible financing — so you can confidently purchase and improve 1-4 unit residential investment properties throughout the Granite State.

Whether your plan is to rehab and flip for a profit or hold your property as a rental while refinancing with a DSCR loan, our team stands ready to help you turn your vision into reality.

Let’s take a closer look at what makes the OfferMarket New Hampshire Bridge Loan Program your ideal investment partner.

What is a Bridge Loan?

A bridge loan is a short-term financing tool designed to help you “bridge the gap” while you work on locking in longer-term funding.

Common Bridge Loan Scenarios

For investors active in New Hampshire’s real estate market, bridge loans offer a flexible solution across a wide variety of project needs, including:

Purchasing and renovating a distressed or outdated property — perfect for when you want to seize the deal without tying up your personal capital.

Refinancing a cash purchase and funding the renovation work — ideal if you acquired the property quickly with cash and now need to free up funds to complete the rehab.

Refinancing an existing loan to finish your renovations — helpful if your private lender wants repayment, but you still need time and funding to wrap up your rehab and either sell or refinance.

Buying a property without renovation plans — whether you’re targeting undervalued, off-market deals to resell as-is or hold for appreciation, bridge financing can help you secure the purchase.

Refinancing a cash acquisition even when no rehab is involved — unlocking equity from a below-market deal so you can jump into your next investment opportunity.

Refinancing an existing loan on a property that doesn’t require renovation — when the work is already done, but you need more time before your sale or refinance closes.

In the world of real estate investing, terms like bridge loan, hard money loan, and fix and flip loan are often used interchangeably. No matter what you call it, the result is the same: flexible funding designed to meet your project’s specific needs.

How Does a New Hampshire Bridge Loan Work?

Our New Hampshire bridge loan program is built around two key components to give you the flexibility and control your investment deserves:

Initial Advance — This is the portion of your loan dedicated to covering the property’s purchase price. The funds are wired directly to the title company at closing, ensuring a smooth acquisition process.

Construction Holdback — These are the funds reserved for your renovation work. You’ll receive these dollars through draw reimbursements as you hit milestones throughout your rehab project.

One of the standout features of bridge loans is how adaptable they are. You can tailor the loan structure to fit your project’s needs — whether that means using just the initial advance, only the construction holdback, or both.

Many investors across New Hampshire combine the initial advance with the construction holdback to maximize leverage and keep more of their personal capital free. Some prefer to handle the rehab phase using their own funds, while others purchase properties outright with cash and lean on the construction holdback to fully finance their renovation costs.

When it comes to choosing the right bridge loan New Hampshire strategy, the decision is entirely yours — the program is designed to fit your game plan.

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

Flip — Renovate the property and sell for a profit.

Rent and Refinance — Hold onto the property as a rental and refinance into a longer-term loan, such as a DSCR loan.

It’s common for New Hampshire investors to keep their exit strategies flexible. The market can shift — and so can your plans. You’re never locked into one approach.

A few real-world scenarios:

You may start out planning a BRRRR approach (Buy, Rehab, Rent, Refinance, Repeat) but discover that the local resale market is sizzling hot. Suddenly, selling becomes more attractive than holding.

Or maybe you intend to flip the property, but the New Hampshire market softens. You pivot, opting to hold it as a rental until conditions improve, refinancing with a DSCR loan that gives you the breathing room to wait out the downturn.

The key takeaway? Focus on properties that offer you dual exit strategies. This approach helps minimize risk and maximize your options — giving you the flexibility to respond to market conditions as they evolve.

Who Typically Uses Bridge Loans in New Hampshire?

Our bridge loan New Hampshire program is designed with flexibility in mind — making it the ideal fit for a variety of real estate investors across the state. Here’s who benefits most from this approach:

Fix and Flip Investors (Flippers) — Those who focus on purchasing properties below market value, improving them through strategic renovations, and selling them for a profitable return.

Rental Property Investors (BRRRR Method) — Investors who are building long-term rental portfolios by buying, rehabbing, renting, refinancing, and repeating the process.

For New Hampshire investors following the BRRRR strategy, be sure to explore our Fix and Rent bundle, which pairs your bridge loan with a discounted DSCR loan for your refinance — designed specifically for rental-focused projects.

Many of our clients embrace a hybrid strategy, flipping some properties while keeping others as rentals based on how each deal plays out. This level of flexibility is often what separates good investors from great ones.

New Hampshire Bridge Loan Program Guidelines

Project Eligibility for New Hampshire Bridge Loans

At OfferMarket, we’re not just providing funding — we’re committed to helping New Hampshire investors succeed and grow their wealth while keeping risk in check. A big part of that commitment involves practicing smart lending strategies that protect both your capital and your peace of mind.

With one of the lowest default rates in private lending (less than 0.5% of our originated loans), our focus is always on responsible lending that supports your success.

We know from experience that large-scale, complex rehabs — especially for inexperienced investors — can introduce unexpected hurdles like delays, cost overruns, and shifting market conditions. These “heavy” and “extensive” projects can challenge even seasoned investors.

That’s why we act not only as your lender, but also as your partner, advisor, and risk manager — making sure every project starts with clear expectations and sound planning.

To further protect your success, we use a structured rehab classification system to determine eligibility based on your experience level and the size of your project.

Initial Advance

Your initial advance — the upfront portion of your New Hampshire bridge loan — is carefully calculated based on both your experience and the specific details of your project. Here’s what we look at:

• Number of properties you’ve owned in the past 24 months

• Number of comparable rehab projects completed successfully in the last 5 years

• Minimum credit score of 680 (though we give preference to 720+ for the personal guarantor within your borrowing entity)

• Professional status — with added leverage available to licensed Realtors, General Contractors, and Professional Engineers

It’s important to note that if the purchase price of your property exceeds its As-Is value (as determined by our valuation or appraisal), your initial advance will be based on the lower As-Is value — not your contract price.

Your exit strategy also plays a critical role. If your plan is to sell the property, we require a minimum gross margin of 30% and at least $15,000 in projected profit.

For investors planning to hold and refinance, or for those whose flip scenarios don’t meet these profit requirements, the project must meet a Debt Service Coverage Ratio (DSCR) of at least 1.1 after repairs.

Need help crunching the numbers? Use our Fix and Flip Calculator and DSCR Calculator to evaluate your strategies with clarity and confidence.

If your property is classified as rural, your initial advance will be capped, and you’ll need at least Tier 3 experience to qualify.

Experience-Based Tiers

Initial Advance by Experience Tier

*Tier 1 borrowers may be eligible for up to 85% initial advance if they demonstrate excellent credit and strong liquidity.

Adjustments to Your Initial Advance

In the New Hampshire bridge loan program, we adjust your initial advance based on several borrower-specific and project-specific factors. Here’s how different scenarios can impact your leverage:

Rehab Scope Classification

We classify your rehab project based on the size of your renovation budget relative to the property’s purchase price. This classification helps ensure you stay within a comfortable risk level based on your experience.

*Lopsided deal: When the purchase price or As-Is value is lower than the total rehab cost.

Rehab Scope Eligibility for New Hampshire Bridge Loans

At OfferMarket, we believe that smart lending starts with matching the project scope to the investor’s level of experience. Here’s how our eligibility breaks down across experience tiers and rehab classifications in the New Hampshire bridge loan program:

Focusing on lighter rehabs — often referred to as cosmetic renovations — can dramatically lower your risk of delays, budget overruns, and contractor issues.

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

To maintain responsible leverage and protect both you and your lender, your maximum Loan-to-After-Repair Value (LTARV) depends on your experience level and the scope of your renovation project.

These limits are designed to encourage sound financial planning and help ensure your project remains well-capitalized.

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

For projects classified as Extensive rehab — where your renovation budget surpasses the purchase price or As-Is property value — we apply Loan-to-Full-Cost (LTFC) limits to protect your investment and reduce execution risk.

An LTFC of 85% means that 85% of your combined purchase price and rehab costs will be financed by the lender — leaving the remaining 15% as your contribution. This structure promotes shared accountability and helps align incentives between borrower and lender.

Example 1: No Experience

Purchase Price: $100,000
Tier: 1 (0 verified projects)
Credit Score: 695
Rehab Budget: $24,000
ARV: $150,000

Example 2: No Experience, Excellent Credit

Purchase Price: $100,000
Tier: 1 (0 verified projects)
Credit Score: 750
Rehab Budget: $24,000
ARV: $150,000

Example 3: Experienced Investor (5 Completed Projects)

Purchase Price: $100,000
Tier: 4 (5 verified projects)
Credit Score: 750
Rehab Budget: $20,000
ARV: $150,000

Refinancing Based on As Is Value Instead of Cost Basis

In most cases, our New Hampshire bridge loan underwriting is based on your cost basis — the sum of your purchase price and any sunk costs. This helps ensure you maintain significant equity in your deal.

However, if your property has appreciated well beyond its original cost basis, we may allow refinancing based on the current As Is value instead. To qualify, certain criteria must be met:

• The property must be habitable, with an appraisal condition rating of C4 or better.

• The property must have at least 3 years of ownership seasoning.

• If refinancing an existing loan, the current lender cannot be a bridge or construction lender, and the loan must not have default interest, late fees, or extension penalties.

• The borrower must have a minimum credit score of 680 and a Tier 3 experience level (at least 4 completed rehab projects).

• Market comps must strongly support the stated As Is value.

• There must be clear justification for the scenario — for example, the property was a rental for several years, tenants vacated, and now the investor seeks funding for upgrades before selling.

This option adds flexibility for experienced New Hampshire investors holding properties with substantial appreciation.

Wholesaler Transactions and Price Run-Up Guidelines

In New Hampshire real estate deals involving wholesalers, our bridge loan New Hampshire program allows for assignment fees or double-close price increases to be included in the value basis — but within specific limits to ensure fair and responsible lending.

Here’s how it works:

• Assignment fees or price markups can be included up to 20% of the original purchase price (between the wholesaler and the initial seller).

• Any markup beyond 20% will not be financed and must be covered directly by the borrower.

Example:

Important Guidelines:

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

• Full documentation is required — including A-B and B-C contracts, the wholesaler’s operating agreement, and a clear chain of title.

• Finder’s fees and referral fees are not funded under this program.

• All transactions must be arm’s length — meaning no personal or financial relationship between buyer and seller.

Construction Holdback

The construction holdback portion of your New Hampshire bridge loan is released through a structured draw process as your renovation progresses.

If you prefer, you can self-fund the rehab and choose no construction holdback. For loans of $100,000 or more, interest is charged only on disbursed amounts. Loans under $100,000 accrue interest on the full loan amount (“full boat”).

Appraisal and Valuation Process for New Hampshire Bridge Loans

Every New Hampshire bridge loan requires a property valuation to confirm eligibility and determine funding amounts. Depending on the situation, we may require one of the following:

In-House Valuation

Eligible for:

• Single-family homes, duplexes, triplexes, quadplexes

• Borrowers in Tier 4 or higher

• Credit score of 720+

• Properties not located in rural areas

• Markets where the borrower has prior experience

LTARV is capped at 70% under in-house valuations, and OfferMarket reserves the right to request a formal appraisal at any time.

Exterior Appraisal

Required for:

• REO sales

• Foreclosure or sheriff's sales

• Online auctions

• Bankruptcy-related sales

The appraisal must be dated within 120 days of closing. If it falls between 120 and 179 days, recertification is required.

Interior Appraisal

Needed for all other scenarios not listed above.

Appraisals are ordered through an approved Appraisal Management Company (AMC), and borrowers are responsible for payment prior to loan funding.

Appraisal Transfer

If you already have an appraisal ordered outside of OfferMarket, you may be able to transfer that appraisal for use with your New Hampshire bridge loan, provided that:

• The appraisal was ordered via an approved AMC.

• The report is less than 180 days old at loan closing (recertification required for 120–179 days).

• The transferring lender provides a signed transfer letter confirming the appraisal was processed in compliance with Appraiser Independence Requirements (AIR).

Required Documentation:

• Full appraisal report (PDF)

• Appraisal report in XML format

• Proof of appraisal invoice payment

These steps ensure compliance with federal appraisal regulations and help avoid delays in your funding process.

Stabilized Bridge Loan Scenario for New Hampshire Properties

If your New Hampshire property is already stabilized — meaning it’s in solid condition with no deferred maintenance — you may qualify for funding based on the As Is value instead of projected after-repair value.

This is called a stabilized bridge loan, ideal for properties that are rental-ready or sale-ready at the time of funding.

Key Loan Details for New Hampshire Bridge Loans

Here’s a quick reference guide to the essential parameters of our bridge loan New Hampshire program:

Extensions

Although bridge loans are intended for short-term use (12 to 24 months), we understand that some projects may encounter unexpected delays. That’s why we offer the option to extend your New Hampshire bridge loan if needed — but we recommend viewing extensions as a backup plan rather than a primary strategy.

Extensions increase borrowing costs and carry the risk of foreclosure if your loan remains unpaid after the maximum extension period.

Common Causes of Delays:

• Working with inexperienced or unreliable contractors

• Overly ambitious rehab scopes that outpace your liquidity or experience

• Permitting bottlenecks in certain municipalities

• Inheriting tenants under active leases or requiring eviction

• Lack of a well-defined exit strategy (flip or refinance)

Proactively managing these risks helps reduce your chances of needing an extension.

Extension Limits for New Hampshire Bridge Loans

Here’s how our extension policy works for New Hampshire bridge loans:

Extensions are available in 3-month and 6-month increments based on your project needs.

Extension Terms and Fees for New Hampshire Bridge Loans

If you find yourself needing more time on your New Hampshire bridge loan, our extension options are designed to give you flexibility — though we always recommend planning your project to avoid this scenario when possible.

Here’s the breakdown of extension fees, which will be added directly to your payoff statement:

Prerequisites for Extension Approval:

• Your builder’s risk insurance policy must remain active through the requested extension period.

• OfferMarket may request updated project documentation depending on your situation.

Ineligible Property Types for New Hampshire Bridge Loans

Certain property types fall outside the eligibility criteria for our New Hampshire bridge loan program due to higher risk profiles, limited marketability, or non-compliance with lending standards.

Here’s what we do not finance under this program:

• Mixed-use properties

• 5+ unit multifamily buildings

• Condotels and co-ops

• Mobile or manufactured homes

• Commercial spaces (retail, office, industrial)

• Cabins and log homes

• Properties with oil or gas leases

• Operating farms, ranches, or orchards

• Vacation or seasonal rentals

• Luxury, exotic, or one-of-a-kind homes

• Properties accessed via unpaved or dirt roads

This focus allows us to offer lower-risk, more predictable financing solutions for 1-4 unit residential investment properties.

Exception Scenarios

While we maintain clear eligibility guidelines, we understand that every investment opportunity is unique. In select situations, exceptions may be considered on a case-by-case basis.

Here are some examples of situations where exceptions may apply:

If your project falls into one of these categories, contact our team to discuss your eligibility.

Borrower and Guarantor Eligibility for New Hampshire Bridge Loans

Liquidity Verification for New Hampshire Bridge Loan Eligibility

We require verification that guarantors have adequate liquid assets to support project completion and handle unexpected expenses. This approach helps ensure a strong financial foundation for your success.

Liquidity Requirement Calculation:
Estimated cash to close plus 25% of your rehab budget.

Approved Liquid Asset Types:

• Personal bank accounts

• Business bank accounts (including the borrowing entity and other businesses you own)

• Personal brokerage accounts

• Business-owned brokerage accounts

• Retirement accounts (subject to a 50% haircut)

Key Considerations:

• Business bank accounts are not required but are recommended for clean project accounting.

• Funds do not need to be transferred into the borrowing entity’s account; we verify existence and accessibility.

• Cash to close is confirmed via your settlement statement, showing borrower contribution wired to the title company or closing attorney.

This process safeguards your project and ensures you’re prepared for the unexpected.

Credit and Background Evaluation for New Hampshire Bridge Loans

Every applicant for our New Hampshire bridge loan program undergoes a thorough credit and background check to promote responsible lending and investor success.

Interest Reserve Requirements

Depending on your credit profile and financial history, interest reserves may be required at closing. These funds are held to cover interest payments during the loan term before monthly payments begin.

Financed Interest Payments

To help preserve your working capital during the rehab phase, you may qualify for financed interest payments as part of your New Hampshire bridge loan. This means that instead of making monthly interest payments, the accrued interest is rolled into your loan payoff balance — giving you greater flexibility to focus on your project without cash flow strain.

Example Scenario:

This option provides breathing room for your project’s early stages, particularly during heavy rehab periods when cash reserves may already be committed to construction expenses.

Property Sourcing Guidelines

To ensure responsible lending and project success, we apply certain property sourcing standards for the New Hampshire bridge loan program. Here’s what we look for:

• If you're entering a new market, you’ll need to provide either:

  • A signed agreement with a licensed General Contractor

  • Or a Letter of Explanation outlining why a GC isn’t needed

• Deals involving previous sale price increases (wholesale transactions or non-arms-length relationships) require extra documentation and detailed review.

• Major renovations or conversion projects (like condos, additions, or ADUs) require:

  • Letters from licensed architects or engineers

  • Or proper permits verifying the project scope

• Every loan file submission must include:

  • Purchase contracts

  • Settlement statements

  • Payoff letters (if refinancing)

  • Proof of investor track record

  • Entity formation documents (for your LLC or Corporation)

This process protects both your investment and the integrity of the loan structure.

Bridge Loan Insurance Guidelines

Your New Hampshire bridge loan project deserves solid protection. That’s why we require robust insurance coverage to shield both your property and your personal liability throughout the life of the loan.

Often referred to as Builder’s Risk insurance or Fix and Flip insurance, these policies are tailored specifically for real estate projects that are under construction, vacant, or undergoing rehab.

Coverages and Limits:

Coverage Details

💡 Pro Tip: Once you’ve taken ownership of your investment property, be sure to install smoke detectors, secure door locks, and add security cameras promptly. These simple steps help keep your insurance coverage valid and prevent claim issues down the line.

Frequently Asked Questions

What states does OfferMarket fund bridge loans?

Our bridge loan program operates across most U.S. states, including New Hampshire. Below is the full list of states where we offer financing:

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, Oregon, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Virginia, Washington, Washington DC, West Virginia, Wisconsin, Wyoming.

(*Note: Certain states may require licensing or operate under partner capital providers.)

Can I have more than one bridge loan at the same time?

Yes — many of our New Hampshire clients operate multiple projects simultaneously. However, our role as your lending partner includes helping you manage risk responsibly. If we believe additional loans may overextend your liquidity or impact project execution, we’ll work with you to develop a safer approach.

Are bridge loans considered commercial loans?

Yes, bridge loans are classified as commercial, business-purpose loans. They are issued to your business entity (typically an LLC or Corporation) and are not considered consumer-purpose financing.

What is the minimum loan amount available?

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

Which Types of Properties Qualify for Funding?

Our bridge loan New Hampshire program focuses on non-owner occupied 1–4 unit residential properties, making it a strong fit for both fix and flip and rental investment strategies.

Eligible Property Types:

• Single-family homes

• Townhouses

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

• Warrantable condominiums

Note:
Mixed-use properties (even with 2–4 units), 5–9 unit multifamily, and larger commercial properties are not eligible for this program. However, we may be able to assist through other loan products offered by OfferMarket.

How is Loan-to-Value (LTV) Calculated for New Hampshire Bridge Loans?

When we talk about LTV in the context of our New Hampshire bridge loan, we are typically referring to Loan-to-After-Repair Value (LTARV) — although in certain scenarios, we may consider Loan-to-As-Is Value.

For Purchase Loans:

The initial advance is determined using the lesser of:

• The As Is value (confirmed through appraisal or in-house valuation)

• The purchase price listed in your contract (or your prior closing price if this is a refinance)

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

This approach helps maintain responsible leverage and ensures there is meaningful equity in the project.

What Credit Score Do I Need to Qualify?

To be eligible for our New Hampshire bridge loan program, you’ll need a minimum FICO score of 680.

If your score falls between 660 and 679, your loan may still be considered under an exception review process, depending on other strengths like liquidity and experience.

We focus on the credit scores of the individuals within your business entity who will personally guarantee the loan. If certain members of your entity are not acting as guarantors, their scores are not factored into the evaluation.

Do I Need Previous Real Estate Investing Experience to Qualify?

The good news is no experience is required to qualify for a New Hampshire bridge loan through OfferMarket.

However, having a track record of similar rehab projects can help you secure higher leverage and potentially better loan terms. Our experience-based tier system rewards investors who have demonstrated successful project completion.

When you fill out the Track Record section of your Loan File, our team will verify your project history — often by reviewing closing statements, operating agreements, or other documentation.

Does Wholesaling Count Toward Experience?

Wholesaling does not count toward your experience score under our program.

Our experience tiers are based on actual project execution — where the investor had direct financial responsibility for completing the rehab. Simply acting as an intermediary (wholesaler) without managing construction budgets and timelines does not meet these criteria.

Completing full rehab projects is what qualifies for experience credit, as this demonstrates your ability to successfully oversee renovations and deliver results.

What Documentation Is Required for a New Hampshire Bridge Loan?

Our Loan File system is designed to streamline your application process, keeping your documentation secure and making future loan requests even faster.

The required documents will depend on whether your New Hampshire bridge loan is for a purchase or a refinance.

Purchase Transaction Requirements

Refinance Transaction Requirements

Are There Special Requirements for Loans Over $1 Million?

Yes — for New Hampshire bridge loans exceeding $1 million (up to the $2 million program maximum), we apply enhanced underwriting standards to ensure project viability and market liquidity.

Glossary of Key Terms

To help you navigate the details of the New Hampshire bridge loan program, here’s a quick-reference glossary of important terms:

Instant New Hampshire Bridge Loan Quote

At OfferMarket Capital LLC, we specialize in providing reliable and efficient bridge loans and DSCR loans for real estate investors working on 1–4 unit residential projects — including investment opportunities right here in New Hampshire.

Our mission is simple: help you grow your real estate portfolio and build long-term wealth through smart, well-structured financing.

Thousands of investors across the country trust OfferMarket for fast, flexible funding each month. When you work with us, you’ll gain access to:

💰 Private lending designed to move at the speed of your deals
☂️ Easy insurance rate shopping and coverage selection
🏚️ Exclusive off-market property opportunities
💡 Valuable market insights and investment resources

Membership is completely free. Ready to fuel your next investment with the capital it needs to succeed?

Get your instant New Hampshire bridge loan quote today.

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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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