**Last updated:** February 13, 2025

 

**90 LTV Bridge Loans: A High-Leverage Solution for Real Estate Investors**

 

When it comes to real estate investing, timing is everything. Whether you’re looking to capitalize on a new opportunity or quickly unlock equity in an existing asset, having the right financing at your disposal can make all the difference. One financing tool that has gained popularity among seasoned and novice investors alike is the **90 LTV bridge loan**. In this in-depth article, we’ll break down what 90 LTV bridge loans are, how they work, their pros and cons, and how to determine if this financing strategy aligns with your real estate investing goals.

 

## **What Is a Bridge Loan?**

 

A **bridge loan** is a short-term loan used to “bridge” a gap in financing between two different events or transactions. In real estate, bridge loans often help investors:

1. **Purchase a new property** before selling an existing property. 
2. **Access equity** quickly for renovations, improvements, or other investments. 
3. **Take advantage of time-sensitive deals** (like off-market opportunities or distressed properties).

 

Unlike traditional mortgages or conventional bank loans, bridge loans typically involve less documentation, quicker closing times, and higher interest rates. Because of these features, bridge loans are often favored by real estate investors who understand that speed can outweigh cost if it means acquiring a high-potential property before someone else does.

 

## **Understanding LTV (Loan-to-Value)**

 

**Loan-to-Value (LTV)** is a core concept in real estate financing. It measures the relationship between the loan amount and the property’s value (or purchase price, whichever is lower in many cases). Specifically:

 

LTV = Loan Amount / Value Basis

 

Where Value Basis is the lower of the purchase price or As Is value.

 

For example, if a property is valued at $500,000 and a lender offers $450,000 in financing, the LTV is 90% ($450,000 / $500,000).

 

* **Higher LTV** means the lender is taking on more risk because they are financing a larger portion of the property’s value. 
* **Lower LTV** means the borrower has a larger equity stake (down payment or existing equity) in the deal, which lowers the lender’s risk.

 

## **What Makes a 90 LTV Bridge Loan Unique?**

 

A **90 LTV bridge loan** stands out for its high leverage—financing up to 90% of a property’s value. This higher LTV allows investors to put less money down or to refinance a more significant portion of their equity. In other words, **you only need to come up with 10% of the property’s value** from your own pocket or other financing sources.

 

### **Key Characteristics**

1. **Short-Term Nature** 
 Bridge loans commonly range from 6 to 24 months. This temporary financing window is designed to be long enough to execute a business plan—like repairing and upgrading a property—yet short enough to transition into permanent financing or sell the property. 
2. **Faster Approvals** 
 Hard money or private money lenders that offer bridge loans can often approve and fund deals in a matter of days to a few weeks, a crucial advantage when competing for properties in hot markets. 
3. **Asset-Based Underwriting** 
 Since a bridge loan is usually backed by the property itself, lenders focus more on the collateral’s value and the borrower’s exit strategy than on the borrower’s credit scores and financial statements. However, lenders still evaluate financials and experience, especially when offering 90 LTV. 
4. **Higher Interest Rates and Fees** 
 Because of the higher risk and shorter term, bridge loans often carry higher interest rates and origination fees. Borrowers must factor these costs into their investment strategy to ensure the deal remains profitable.

 

## **When to Consider a 90 LTV Bridge Loan**

Not every real estate deal warrants a 90 LTV bridge loan, but it can be a valuable tool in situations where maximizing leverage and speed can outweigh the additional costs. Here are some common scenarios:

 

1. **Fix-and-Flip Projects** 
 If you’re planning to buy a distressed property and renovate it for a profit, a 90 LTV bridge loan can provide the bulk of acquisition and sometimes even a portion of the rehab budget. This allows you to conserve cash for construction costs or unexpected contingencies. 
2. **Equity Unlock** 
 You may already own a property with significant equity, but you need the cash for a new investment. A bridge loan can unlock that equity quickly, giving you the liquidity to act fast on time-sensitive deals. 
3. **Buying Before Selling** 
 Homeowners or investors who need to purchase a new property before selling their current one can use a bridge loan to finance the new purchase. Once the old property sells, the proceeds can be used to pay off or refinance the bridge loan. 
4. **Distressed or Time-Sensitive Acquisitions** 
 When a lender or seller sets a tight closing window, a 90 LTV bridge loan can help you move quickly. After stabilizing or improving the property, you can refinance into a more traditional (and typically lower interest) long-term loan.

 

## **Pros of 90 LTV Bridge Loans**

 

1. **High Leverage** 
 The obvious benefit is that you only need to come up with 10% of the property’s value. This can be a game-changer for investors who have strong deal flow but limited capital on hand. 
2. **Speed of Funding** 
 Many deals fall through because the buyer cannot secure financing in time. Bridge loan lenders understand the urgency of real estate deals and typically close much faster than traditional lenders. 
3. **Flexible Underwriting** 
 With asset-based lending, your credit score and financial statements are important but secondary. The property’s current and projected value (after rehab or stabilization) holds more weight in the underwriting decision. 
4. **Opportunity to Diversify Capital** 
 By minimizing the equity you invest in a single property, you can retain more capital to pursue multiple deals simultaneously, accelerating the growth of your real estate portfolio.

 

## **Cons of 90 LTV Bridge Loans**

 

1. **Higher Interest Rates** 
 More risk for the lender translates into higher interest rates for you. This cost must be carefully accounted for in your business plan. 
2. **Additional Fees** 
 Origination fees, exit fees, and other charges can add up. These costs can reduce profit margins if not properly budgeted. 
3. **Short Repayment Period** 
 If your exit strategy (e.g., selling or refinancing) is delayed, you may need to extend the loan or secure another financing option—often at an additional cost. 
4. **More Stringent Conditions** 
 While the underwriting focus is more on the property, lenders offering 90 LTV often require a well-defined exit strategy, reserves, and a solid track record from the borrower (especially for extensive rehab projects).

 

<div style="display: grid; grid-template-columns: repeat(1, minmax(0, 1fr)); overflow: auto; white-space: nowrap;">
<table>
 <thead>
 <tr>
 <th>Pros</th>
 <th>Cons</th>
 </tr>
 </thead>
 <tbody>
 <tr>
 <td>
 <ul>
 <li>Higher Leverage: Invest less of your own capital while still acquiring property.</li>
 <li>Faster Funding: Approvals and closings can occur within days or weeks.</li>
 <li>Flexible Underwriting: Primarily based on the property’s value and exit strategy rather than personal credit.</li>
 <li>Opportunity for Quick Profit: Useful for flips or short-term projects where speed and leverage matter more than the cost.</li>
 <li>Capital Diversification: Preserve your cash reserves to fund multiple deals simultaneously.</li>
 </ul>
 </td>
 <td>
 <ul>
 <li>Higher Interest Rates: Lenders charge more to offset the increased risk of a high LTV.</li>
 <li>Additional Fees: Origination and exit fees can be higher and impact overall profit margin.</li>
 <li>Short-Term Repayment: Loans typically must be paid off or refinanced quickly, often within 6–24 months.</li>
 <li>Strict Exit Strategy Requirements: Lenders may require a solid plan to sell or refinance.</li>
 <li>Exposure to Market Fluctuations: Quick market changes can affect property values, creating refinance or sale challenges.</li>
 </ul>
 </td>
 </tr>
 </tbody>
</table>
</div>

 

## **Underwriting Factors for 90 LTV Bridge Loans**

 

Getting approved for a 90 LTV bridge loan involves meeting certain criteria that reassure lenders of both the borrower’s capability and the project’s profitability. Some of these factors include:

 

1. **Property Value and Condition** 
 Lenders typically require an appraisal or valuation to confirm the property’s current and potential value (ARV, or after-repair value). They also evaluate the property’s condition—whether it’s a cosmetic fixer or requires major structural work. 
2. **Exit Strategy** 
 A clearly defined plan for how you’ll repay the bridge loan is critical. This could be selling the property post-renovation or refinancing into a long-term mortgage once the property is stabilized. 
3. **Borrower Experience** 
 Lenders often look favorably on borrowers with a successful track record of real estate projects—especially fix-and-flip or buy-and-hold investments. Demonstrated experience can sometimes improve loan terms. 
4. **Down Payment and Reserves** 
 Even though the LTV is high, lenders may still require that you show sufficient cash reserves to cover holding costs, interest payments, and potential overruns on rehab. 
5. **Creditworthiness** 
 While bridge loan underwriting can be more flexible, having decent credit can help you secure more favorable terms (such as lower interest rates or fees).

 

---

 

[![Need a Bridge Loan.jpg](https://cms.offermarket.us/uploads/Need_a_Bridge_Loan_5cb7b440fd.jpg)](https://www.offermarket.us/loans?ref=90-ltv-bridge)

 

*click the image and select the 'Fix and Rent Loan' option for an instant quote.*

 

---

 

## **Crafting a Profitable Investment Strategy**

 

To maximize the benefits of a 90 LTV bridge loan, investors should carefully plan out each phase of their deal.

 

1. **Property Assessment** 
 Conduct a thorough due diligence: location analysis, comparable sales (comps), estimated rehab costs, and after-repair value projections. 
2. **Financial Analysis** 
 Plug in the bridge loan’s interest rate, fees, and closing costs into a financial model. The numbers must confirm that there is sufficient profit margin (or long-term value if you plan to hold the property). 
3. **Project Timeline** 
 Bridge loans are short-term, so map out renovation schedules, contractor timelines, and listing or refinance timelines. Delays can be costly when you have a higher-interest loan on the books. 
4. **Exit Strategy Planning** 
 Make sure you have a realistic plan for how you’ll sell the property or refinance into a longer-term loan once the value is stabilized. If you plan to hold the property, line up a reliable lender in advance for the take-out financing.

 

## **Common Misconceptions About 90 LTV Bridge Loans**

 

1. **“Only for Distressed Investors”** 
 High-leverage bridge loans are not solely for investors in financial trouble. They are used by savvy investors who value speed and high leverage to capitalize on lucrative opportunities. 
2. **“Too Expensive to Be Worth It”** 
 While these loans do come with higher costs, they can be worth it if the property’s upside potential is significant or if timing advantages allow you to beat out competing buyers. 
3. **“Hard to Qualify For”** 
 Qualifying can be easier from an underwriting perspective (as property value and project potential weigh heavily). However, you still need a strong project plan and, for some lenders, a solid track record.

 

## **Is a 90 LTV Bridge Loan Right for You?**

 

A 90 LTV bridge loan can be an excellent tool for real estate investors who:

* **Have a clear and profitable plan** for the property. 
* **Need to move quickly** in a competitive market. 
* **Want to leverage their capital** to acquire or improve multiple properties simultaneously. 
* **Are comfortable** with short-term, higher-interest debt.

However, if you prefer lower-risk strategies, can’t handle the higher monthly interest payments, or lack a solid exit strategy, a lower-LTV option or a different form of financing (like a conventional loan or a lower LTV hard money loan) might be more appropriate.

 

## **Final Thoughts**

 

A **90 LTV bridge loan** is a powerful tool in the world of real estate investing—offering higher leverage, quicker access to funds, and flexible underwriting. By effectively utilizing this type of financing, investors can secure properties, accelerate property improvements, and position themselves for higher returns. However, this benefit comes at a cost: higher interest rates, fees, and the need for a crystal-clear exit strategy to ensure profitability.

 

If you’re prepared, have a well-researched plan, and are comfortable navigating short-term debt, a 90 LTV bridge loan could be the key to unlocking your next high-potential real estate deal. As always, be sure to conduct thorough due diligence and consult with experienced professionals—lenders, attorneys, real estate agents, and contractors—to ensure you’re making an informed and strategic choice for your investment portfolio.

 

---

 

## **Bridge Loans from OfferMarket**

 

OfferMarket is a leading private lender for rental property investors and we specialize in 1-4 unit residential properties. If you need a bridge loan, reach out to our team and we will be happy to review your deal scenario.

 

If you've found this helpful and would like access to more rental property investing insights, sign up for OfferMarket. Membership is free and comes with the following benefits:

 

🏠 **[Off market properties](https://www.offermarket.us/listings?ref=content-90-ltv-bridge)**
💰 **[Private lending](https://www.offermarket.us/loans?ref=content-90-ltv-bridge)**
☂️ **[Landlord insurance rate shopping](https://www.offermarket.us/insurance?ref=content-90-ltv-bridge)**
💡 **[Community & insights](https://www.offermarket.us/login?ref=content-90-ltv-bridge)**

 

If you are not already a member, we hope you will [accept our invitation](https://www.offermarket.us/listings?ref=content-90-ltv-bridge) to join us!

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90 LTV Bridge | OfferMarket Blog

Understanding 90 LTV Bridge Loans

## Sell fast, sell for more

 

As we like to say, every day at OfferMarket is [Sell My House Fast Day](https://www.offermarket.us/blog/sell-my-house-fast-day) and [We Buy Houses Day](https://www.offermarket.us/blog/we-buy-houses-day). 

 

## How to find Real Estate buyers fast

 

If you need to sell your house fast, we want to be your go-to home sale platform. Let's meet a seller who received 14 offers for his house in Norcross, GA from OfferMarket's network of qualified buyers.

 

Jason wanted to sell his duplex Norcross, GA. The problem was that the property was in [poor condition](https://www.offermarket.us/guides/selling-a-house-in-poor-condition), with tenants that he didn't want to scare or inconvenience. It was clear to Jason that the best buyer for his house would either be a [fix and flip](https://www.offermarket.us/real-estate-glossary/fix-and-flip) or a rental property investor. 

 

Jason wanted to get the best possible offer but he didn't know what his property was worth given its condition. He didn't want to put the property on the MLS with an agent or risk buyers backing out or re-negotiating after their inspection of the property. He wanted to close the sale in under 30 days for the highest possible net proceeds and given his busy schedule he definitely didn't want to handle everything himself in a traditional [For Sale By Owner process](https://www.offermarket.us/guides/how-to-sell-a-house-by-owner). 

 

Jason carefully researched his options and found OfferMarket's [Sell My House Fast Norcross, GA](https://www.offermarket.us/sell-my-house-fast/norcross-ga) overview. He filled out our [Get Offers form](https://www.offermarket.us/sell) and let OfferMarket handle it from there. 

 

## Here are the stats from Jason's campaign:

 

- **Safe Showing:** 18 qualified buyers (photo ID, proof of funds)
- **Offers received:** 14
- **Winning offer:** cash, AS IS, no contingencies, close in 14 days
- **Close:** on-time

> When we decided to sell our investment property, we wanted to avoid expensive repairs and commissions. We found OfferMarket and decided to give their Get Offers service a try. In short order we received 14 offers and ultimately selected an AS IS cash offer with no contingencies that closed in under 2 weeks. We had a great experience and would absolutely recommend OfferMarket.

 

Every seller has a story to tell, read our [Google Reviews](https://www.google.com/search?q=offermarket) to see if selling your house fast with OfferMarket is right for you.

 

## Sell My House Fast: Get Offers with OfferMarket 👇

Every seller has a Sell My House Fast story to tell. Meet Jason, who received 14 offers and closed in under 2 weeks.

Sell my house fast seller success stories

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Sell My House Fast: Norcross, GA - OfferMarket Blog

Sell My House Fast Success Story: Jason From Norcross, GA

**Last updated:** April 15, 2024

 

There are many options when it comes to getting a fix and flip loan for your next 1 to 4 unit residential project. Whether your exit strategy is a flip (sale), or to rent and refinance into a DSCR loan, we are here to help you. 

 

OfferMarket has rebranded our fix and flip loan program in order to focus on serving rental property investors. We now call this our "Fix and Rent" loan program: a bundle of Fix and Flip loan + DSCR loan that provides industry-leading terms and discounts for Illinois rental property investors that buy, rehab, rent and refinance (BRRR) with OfferMarket. Get an [instant quote and pre-approval](https://www.offermarket.us/loans?ref=blog-fix-and-flip-loans-illinois).

 

1 to 4 unit residential properties in Illinois and Chicago are a great fit for fix and flip loans, which is otherwise referred to as "hard money" or "private money" or "bridge loan". If you have a distressed property you'd like to purchase and rehab, we have the capital and expertise to help you every step of the way.

 

We are currently advising our clients in Illinois to exercise caution when entering into new fix and flip loans. Use conservative estimates for ARV, protect your credit score. Fix and flip investors with an exit strategy to sell (flip), are strongly encouraged to underwrite for a rent and refinance exit strategy in case a sale is not a profitable or viable option.

 

Grow your real estate business with fast, reliable, competitively priced capital. Proudly serving real estate investors throughout Illinois and Chicagoland.

 

## Fix and Flip Loans Chicago

 

If you're buying distressed properties in Chicago, we can fund up to 100% of the purchase price and 100% of the rehab. Plan your next project confidently -- common sense underwriting and deal structuring to help you achieve your goal and manage risk.

 

## Illinois Fix and Flip Loan Program

 

Built for real estate investors who demand a better borrowing experience.

 

<div style="display: grid; grid-template-columns: repeat(1, minmax(0, 1fr)); overflow: auto; white-space: nowrap;">
<table>
<thead>
 <tr>
 <th>Fix and Flip</th>
 <th>Guidelines</th>
 </tr>
</thead>
<tbody>
 <tr>
 <td>Interest rate</td>
 <td><a href="https://www.offermarket.us/loans" target="_blank" rel="noopener noreferrer">Get quote</a></td>
 </tr>
 <tr>
 <td>Time to fund</td>
 <td>10 - 20 days</td>
 </tr>
 <tr>
 <td>Max loan to purchase price</td>
 <td>100%</td>
 </tr>
 <tr>
 <td>Max loan to rehab</td>
 <td>100%</td>
 </tr>
 <tr>
 <td>Max loan to ARV</td>
 <td>70%</td>
 </tr>
 <tr>
 <td>Term</td>
 <td>12 - 18 months</td>
 </tr>
 <tr>
 <td>Property type</td>
 <td>1 - 4 units, non-rural</td>
 </tr>
 <tr>
 <td>Minimum loan amount</td>
 <td>$50,000</td>
 </tr>
 <tr>
 <td>Minimum ARV</td>
 <td>$100,000</td>
 </tr>
 <tr>
 <td>Origination Fee</td>
 <td>2 points</td>
 </tr>
 <tr>
 <td>Interest type</td>
 <td><a href="https://www.offermarket.us/real-estate-glossary/dutch-interest" target="_blank" rel="noopener noreferrer">Full Boat or As Disbursed</a></td>
 </tr>
 <tr>
 <td>Draw type</td>
 <td><a href="https://www.offermarket.us/real-estate-glossary/what-is-advanced-draws-fix-flip-loans" target="_blank" rel="noopener noreferrer">Advanced or Reimbursed, Inspector-less</a></td>
 </tr>
 <tr>
 <td>Underwriting fee</td>
 <td>$495</td>
 </tr>
 <tr>
 <td>Legal/doc prep fee</td>
 <td>$500 - $995</td>
 </tr>
 <tr>
 <td>Prepayment Penalty</td>
 <td>No</td>
 </tr>
 <tr>
 <td>Appraisal required</td>
 <td>Yes</td>
 </tr>
</tbody>
</table>
</div>

 

## Related Illinois Resources

 

- [DSCR Loans Illinois](https://www.offermarket.us/blog/dscr-loans-illinois)
- [Landlord Insurance Illinois](https://www.offermarket.us/blog/landlord-insurance-illinois)

Fix and Flip Loans Illinois is your go-to resource to help you get the best possible terms for your next fix and flip loan.

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Fix and Flip Loans in Illinois - Real Estate Financing

Fix and Flip Loans Illinois

Grow your real estate investing business with the most competitive DSCR loan product. OfferMarket provides DSCR rental loans, bridge loans, hard money, fix and flip, slow flip, and ground up construction loans.

Private Lending | OfferMarket

Private Lending

#### What is a cash out refinance?

 

A cash out refinance is when a real estate investor or homeowner pulls a portion of the equity out of their property by implementing a new mortgage loan.

 

#### How does a cash out refinance work?

 

Let's say you own a property that you believe is worth $1,000,000 and your current mortgage loan balance is $250,000 with an interest rate of 5%. This means, pending the result of an [appraisal](https://www.offermarket.us/real-estate-glossary/appraisal), you have roughly $750,000 worth of [equity](https://www.offermarket.us/real-estate-glossary/equity) in the property. With interest rates at 3%, you see an opportunity to reduce your interest expense. You also realize you can access a portion of that equity so you can buy another investment property. So you go to a bank and tell them you want to refinance the property. The bank confirms that they can lend up to 75% [LTV](https://www.offermarket.us/real-estate-glossary/ltv) and they send an [appraiser](https://www.offermarket.us/real-estate-glossary/certified-residential-appraiser) to [appraise](https://www.offermarket.us/real-estate-glossary/appraisal) your house. The appraisal comes back at $1,000,000, which means the bank can issue you a new mortgage of up to $750,000. 

 

You decide to refinance at 75% LTV and your refinancing bank pays off your original $250,000 mortgage loan and issues you a $750,000 mortgage loan at 3% interest. This means you receive $500,000 in cash ($750,000 - $250,000 original loan) and you have 25% equity in the property valued at $250,000. Using our [mortgage calculator](https://www.offermarket.us/tools/mortgage-calculator), you can see you will now be responsible for making roughly $3,500 in monthly [PITI](https://www.offermarket.us/real-estate-glossary/piti) payments over the term of the new 30 year fixed mortgage loan.

A cash out refinance is when a real estate investor or homeowner pulls a portion of the equity out of their property by implementing a new mortgage loan.

*Quote takes 1 minute, no credit pull

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What is Cash Out Refinance in real estate?

What is a cash out refinance?

* Takes 2 minutes, no credit pull