Bridge Loan Oregon

Last Updated: April 30, 2025

At OfferMarket, we are driven by a passion for powering real estate success across the beautiful state of Oregon. Our mission is crystal clear: to help Oregonian investors like you expand your portfolios, amplify returns, and navigate the dynamic investment landscape with certainty.

With our fully integrated platform, you’ll gain access to:

💰 Tailored private lending options
☂️ Investor-focused insurance rate comparisons
🏚️ Exclusive off-market Oregon property opportunities

Our Oregon Bridge Loan program is built to deliver fast, dependable, and cost-effective funding—giving you the confidence to purchase, renovate, and scale your residential real estate projects across the Beaver State.

Whether you're aiming to flip homes for immediate gains or build lasting rental wealth through a BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy, OfferMarket is your committed partner at every turn.

What Is an Oregon Bridge Loan?

An Oregon bridge loan is a short-term financing tool thoughtfully designed for real estate investors who need quick access to capital—helping to "bridge" the gap until a longer-term loan or exit plan is achieved.

Common Use Cases for Oregon Bridge Loans

Investors across Oregon turn to bridge loans for a range of needs, such as:

• Purchase and renovation of distressed properties: Unlock the funding you need to buy and breathe new life into homes—without tying up your own cash reserves.
• Refinance and renovate: If you scooped up a fixer-upper with cash, a bridge loan lets you tap that equity to finance the rehab work.
• Pay off an existing loan and complete the project: Need to settle up with your first lender but still have work to do? A bridge loan keeps your project moving.
• Purchase without renovation: Snag underpriced Oregon properties without renovation plans, aiming for a profitable AS-IS resale.
• Refinance a cash purchase (no rehab): Extract equity from a property you bought outright, even if no construction is involved.
• Refinance after rehab completion: Wrapped up your renovation but need breathing room to sell or refinance? A bridge loan buys you that critical time.

In the world of real estate investing, bridge loans often go by names like "hard money loans" or "fix-and-flip loans." Savvy investors and private lenders use these terms interchangeably.

How Our Oregon Bridge Loan Works

Each OfferMarket Oregon bridge loan has two main parts:

Initial Advance: This funds your property purchase and is wired directly to your title company at closing.

Construction Holdback: Reserved for your rehab budget, these funds are released in stages as you complete the work.

What sets us apart? Flexibility.

You can utilize both the initial advance and construction holdback—or just one, depending on what your project demands.

Many Oregon investors take advantage of both to maximize leverage while preserving cash. But if you're self-funding the rehab—or skipping renovations altogether—that’s perfectly fine. Our Oregon bridge loans are built to fit your investment game plan.

In Oregon's dynamic real estate market, flexibility is your biggest asset. Our bridge loan program evolves with your strategy—even when that strategy changes mid-project.

1. Sell for Profit (Fix and Flip)

If your plan is to renovate and sell for a solid return, our loan terms are designed to keep you nimble, letting you move quickly and capitalize on profits without being boxed in by rigid loan structures.

2. Rent and Refinance (BRRRR Method)

Building wealth through rentals instead? Acquire, renovate, rent out, and refinance with a DSCR (Debt Service Coverage Ratio) loan—all while keeping your cash flow healthy and resilient.

Who Benefits from Oregon Bridge Loans?

From first-time investors to seasoned pros, our Oregon bridge loans are tailored to meet you wherever you are:

Fix and Flip Investors ("Flippers")
Need fast capital to move on investment opportunities? We've got you covered.

BRRRR Method Investors (Buy, Rehab, Rent, Refinance, Repeat)
Growing a rental empire across Oregon? Our Fix and Rent bundle combines a bridge loan for acquisition and rehab with a discounted DSCR loan for refinancing.

A lot of successful Oregon investors flip some properties and hold others. We encourage this balanced approach—it’s smart risk management and maximizes your opportunities in a constantly shifting market.

Oregon Bridge Loan Program Guidelines

Here’s a snapshot of the lending parameters for Oregon investors:

Project Eligibility

At OfferMarket, our vision is simple: empower Oregon investors to build sustainable wealth safely and smartly.

We’re proud that fewer than 0.5% of our loans end up in foreclosure—a testament to our focus on responsible lending and proactive support.

Complex projects with heavy rehabs naturally come with more risks—delays, unexpected costs, or market shifts can all impact outcomes. That's true even for experienced investors. During uncertain economic cycles, those risks grow.

We act not just as your lender, but as your project advisor and risk management partner. Ensuring project feasibility upfront is one of the keys to helping you succeed in Oregon’s real estate market.

Initial Advance

The amount we advance upfront toward your purchase depends on your experience, credit standing, and specifics of the deal.

Key factors include:

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

• Number of similar rehab projects completed in the last 5 years

• Minimum credit score of 680 (720+ preferred for best terms)

• Licensed professionals (Realtors, General Contractors, Engineers) may qualify for better leverage

If your purchase price is higher than the appraised "As-Is" value, the advance is based on that lower appraised value.

Your exit strategy impacts it too:

• Flips: Need minimum 30% gross margin and $15,000 projected profit

• Rent and refinance: Post-repair DSCR must be 1.1+

Oregon rural property deals might have slightly lower leverage requirements and need higher experience levels (Tier 3+).

Experience-Based Tiers

We group experience into tiers to tailor lending accordingly:

Initial Advance by Experience Tier

The higher your verified experience, the stronger your initial funding. Here’s how your experience level affects the percentage we can lend toward your Oregon property purchase:

Adjustments to Initial Advance

Depending on the specifics of your project, we might adjust your initial funding percentage slightly:

Rehab Scope Classification

Your project’s rehab scope impacts loan eligibility:

Note: When your rehab budget outweighs the purchase price, it’s called a "lopsided deal"—special LTFC limits apply here.

Rehab Scope Eligibility

Your experience level also determines the rehab scope you’re eligible for:

Newer Oregon investors should prioritize light to moderate rehab projects—they finish faster and come with fewer surprises!

LTARV Limits

Your maximum Loan-To-After-Repair Value (LTARV) is based on both your experience and the complexity of your project:

LTFC Limits

For "extensive" rehabs, we cap the Loan-To-Full-Cost (LTFC) to ensure you maintain strong skin in the game:

Example: No Experience

Example: No Experience, Excellent Credit

Example: 5 Completed Projects

Refinance Using As Is Value Instead of Cost Basis for Initial Advance

While our standard approach bases initial funding on your cost basis (purchase price plus rehab completed to date), there are scenarios where we may consider using the As Is appraised value—especially when that value is higher.

To qualify for this alternate method in Oregon:

• The property must be habitable (C4 condition or better)

• It must have been held for at least 3 years

• The existing lender cannot be a bridge or construction lender (no default interest, fees, or penalties)

• Your credit score must be 680+

• You must be at least Tier 3 (3+ verified completed projects)

• Strong market comps must support the As Is value

• Context matters (e.g., long-term rental being repositioned or prepped for resale)

Transactions Involving Wholesalers, Price Run-Ups

In Oregon’s fast-moving real estate landscape, investors often buy from wholesalers or encounter deals with assignment fees and double closes. We understand the model and offer flexibility within clear limits.

If your Oregon deal includes an assignment fee or markup, we allow that fee to count toward your loan basis—up to 20% of the A-B contract price (the price paid by the wholesaler).

Example:

If the markup exceeds 20%, the excess must be covered out of pocket.

Wholesaler Transaction Guidelines

To protect all parties and ensure compliance, we require:

• Both the A-B and B-C contracts

• The wholesaler’s operating agreement

• Confirmation that this is an arm’s-length transaction

• Proof the property is not listed on the MLS at the time of assignment (if you want to count the fee in your loan basis)

OfferMarket does not finance finder’s fees or referral payments. Deals with markups over 20% may be reviewed case by case—but the borrower must cover anything above the cap.

Construction Holdback

Your construction holdback is the part of the bridge loan reserved specifically for your Oregon renovation work. These funds are reimbursed to you through a draw process as your project progresses.

If you prefer to self-fund the rehab—or if no rehab is required—you can opt not to include a construction holdback.

For loans $100K or higher, interest is only charged on the portion you've drawn. For loans under $100K, interest accrues on the entire loan ("Full Boat").

Pro tip: Our app-based draw process makes funding fast and painless, so you can keep your Oregon rehab project on schedule.

Appraisal and In-House Valuation

Every Oregon bridge loan through OfferMarket requires a valuation—either an external appraisal or our in-house valuation (for qualified scenarios).

In-House Valuation Eligibility

You may qualify for in-house valuation if:

Even if eligible, OfferMarket may still require an appraisal based on underwriting review.

Exterior Appraisal Guidelines

Exterior-only appraisals are allowed for certain transaction types:

• REO sales

• Foreclosure auctions

• Sheriff’s sales

• Online auctions

• Bankruptcy sales

The report must be:

• Dated within 120 days of loan settlement

• If 120–179 days old, a recertification is required

Interior Appraisal Guidelines

For most Oregon transactions, a full interior appraisal is required. Here’s what’s needed:

Appraisals are ordered via our AMC partners. Borrowers are responsible for paying the invoice before we can proceed with funding.

Appraisal Transfer

Already have an appraisal? It might be transferrable if:

• Ordered through an approved AMC

• Completed within 180 days

• Recertified if 120–179 days old

Transfer package must include:

• Signed transfer letter (AIR-compliant)

• PDF + XML copies of the report

• Paid invoice

Scenario: Stabilized Bridge Loan

For Oregon investment properties that are already in good shape—rent-ready, or market-ready for sale—you might qualify for our Stabilized Bridge Loan. This option allows you to borrow based on the As Is value, with no renovation budget required.

It’s ideal for seasoned investors who just need short-term capital to bridge into their next move.

Note: This program is designed for investment properties that don’t need any rehab work.

Key Loan Details

Extensions

While Oregon bridge loans are meant to be short-term (12–24 months), we understand that delays happen. You can extend your loan term by up to 50% of the original duration—giving you extra time to complete your exit.

Extension Terms and Fees

Extension Term	Fee
3 months (1st extension)	1% of loan amount
3 months (2nd extension)	1.5% of loan amount
6 months (1st extension)	2.5% of loan amount

Scenario	Consideration
Credit score 660–679	May qualify with strong compensating factors
Leasehold interest	Case-by-case
Small SFR (500–699 SQFT)	Exception basis only
Small 2–4 unit (400–499 SQFT per unit)	Exception basis only
Initial advance based on As Is value	Allowed if all refinance conditions are met
Non-arm’s-length deals	Must be disclosed and reviewed
Financed interest payments	Available if you meet underwriting criteria

Item	Requirement
Borrowing Entities	LLC or Corporation (no nonprofits)
Eligible Borrowers	U.S. Citizens, Permanent Residents, or qualifying Foreign Nationals
Foreign Nationals	Must have valid passport and U.S. visa (no travel/student visas); U.S. credit score required
Credit Score	Minimum 680 (case-by-case at 660–679)
Credit Report	Tri-merge, not older than 120 days
Liquidity	Enough for cash to close + 25% of rehab budget
Liquid Assets Accepted	Bank, brokerage, retirement (50% haircut on retirement accounts)
Verification	Two recent statements, no seasoning required
Guaranty	51% of entity must personally guarantee for purchases; 100% for cash-out refinances
Recourse	Full recourse required
Guarantor Net Worth	At least 50% of loan amount

Scenario	Requirement
Middle Credit Score	Middle of 3 scores used; lowest of 2 used
No Mortgage Tradelines	Requires 6 months of interest reserves
Fewer Than 5 Tradelines	Requires 6 months of interest reserves
Bankruptcy on Record	Must be discharged at least 4 years ago
Foreclosure on Record	Must be completed at least 4 years ago
Bankruptcy/Foreclosure (4–7 Years Ago)	At least 3 months of interest reserves required
Recent Late Mortgage Payments	Letter of Explanation (LOE) required
Past-Due Balances	Must be paid before loan closing
Involuntary Liens or Judgments	Must be cleared pre-funding
Pending Civil Lawsuits	Reviewed with LOE
Pending Criminal Cases	Not eligible
Financial Crimes	Not eligible
Other Criminal History	Requires LOE; subject to review by loan committee

Guarantor FICO / Scenario	Reserve Requirement
Lender Discretion	0 months
700+ FICO	1 month
660–699 FICO	3 months
660–699 FICO + concerns	6 months

Term	Amount
Loan Amount	$100,000
Interest Rate	12% annually
Term	9 months
Accrued Interest	$9,000
Payoff	Principal: $100,000 Interest: $9,000

Coverage Type	Requirement
Dwelling	Replacement cost or full loan amount (no coinsurance)
Liability	$1M per occurrence / $2M aggregate
Builder’s Risk	Included
Flood	If in FEMA Special Flood Hazard Area, coverage must exceed loan or $250,000

Requirement	Standard
AM Best Rating	A- VIII or higher
Policy Type	Special Form
Deductible	$1,000 – $5,000
Designations	OfferMarket listed as Mortgagee and Additional Insured
Cancellation	30-day written notice required
Exclusions	No exclusions for wind, hail, or named storms

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

Minimum Loan Amount
$25,000

Eligible Property Types
Single-family homes
Townhomes
2–4 unit multifamily
Warrantable condominiums
Planned Unit Developments (PUDs)

Credit Criteria	Details
Minimum Score	680
Exception Range	660–679 (case-by-case)
Guarantors Evaluated	All members providing a personal guarantee

Experience Requirement	Details
Required Experience	Not mandatory
Benefits of Experience	Better leverage and terms
Evaluation Method	Based on verified past rehab projects

Wholesaling Toward Experience	Eligibility
Acting only as a wholesaler	Not counted as direct project experience

Required Documents
Executed purchase contract
Soft-pull tri-merge credit report
Background check
Guarantor ID
Entity formation documents
Scope of Work (rehab budget)
Two recent bank/brokerage statements
Appraisal ordered through OfferMarket
Track record of completed projects
LOE (if requested by underwriting)

Required Documents
Signed settlement statement
Payoff letters (if applicable)
Credit and background reports
Entity documents
Scope of Work (if applicable)
Sunk cost documentation
Appraisal ordered through OfferMarket
Bank/brokerage statements
Track record and ID for each guarantor
LOE (if needed)

Criteria	Requirement
Experience	Minimum Tier 3 (3+ similar projects)
Market Liquidity	3+ comps within 2 miles in last 6 months
Credit Score	680+, 5 tradelines with 24-month history
Rural Properties	Not eligible
Track Record	Required for all entity members

Term	Definition
ADU	Accessory Dwelling Unit. This is a secondary, self-contained, housing unit located on the same tax parcel as a main single family home.
Arms-length	An arms-length transaction is a deal between independent parties with no special relationship, ensuring fair market value.
Non Arms-length	A transaction where a personal, financial, or business connection between the parties may affect fairness, pricing, or terms.
Initial Advance	The component of the total loan that will go towards the purchase price. This amount is wired to the title company at closing.
Construction Holdback	The component of the total loan that will go towards the purchase price. This amount is wired to the title company at closing.
Interest Reserves	Reserves collected on the settlement statement and held in servicing escrow to be drawn down as payment for interest accrued as determined during underwriting based on credit score and late payment history.
LOE	Letter of explanation. A document that offers further details or clarification on particular issues, like a borrower's financial status, credit history, or background.
LTC	Loan to Cost. Ratio of the loan amount to the purchase price and rehab costs.
LTFC	Loan to Full Cost. Ratio of the total loan amount to the total cost, which includes both the purchase price and the construction budget.
LTV	Loan-To-Value. This is the ratio of loan amount to property’s As-Is value.
LTARV	Loan-To-After-Repair Value. Also referred to as "ARLTV". This is the ratio of loan amount to property’s estimated value after rehab is completed.
As Disbursed Interest	Interest is accrued only on the amount of the loan that has been funded (initial advance + drawn construction holdback).
Full Boat Interest	Also known as "Dutch Interest". Interest is accrued on the entire loan amount (initial advance + total construction holdback).
Lopsided deal	When the As Is value or purchase price is less than the rehab amount. In these scenarios, LTFC is limited to a maximum of 85%.
GC Agreement	A contract with a general contractor outlining project management and execution responsibilities.
DSCR	[Debt Service Coverage Ratio](https://www.offermarket.us/blog/debt-service-coverage-ratio). A measure of property income relative to debt obligations. The formula is Rent ÷ [PITIA](https://www.offermarket.us/blog/pitia)