How It Works
California's most competitive housing markets move fast. In the Bay Area, Los Angeles, Orange County, and San Diego, sellers receive multiple non-contingent offers within the first week. If your equity is tied up in your current home, a contingent offer puts you at the back of the stack, no matter how qualified you are.
A buy-before-you-sell bridge loan solves that problem by unlocking the equity in your current home now, before it sells. You use those funds to purchase your next home on your terms. Then you move in, list your current home vacant and staged, and pay off the bridge loan when it sells.
Submit your inquiry
Share your current home's approximate value, your outstanding mortgage balance, and your target property. No documents required at this stage.
Receive your pre-approval letter in 24 hours
We review your scenario and issue a pre-approval letter within one business day. Take that letter to your purchase offer as a non-contingent buyer.
Offer accepted, full application begins
Once your offer is accepted, we open title, begin underwriting, and start the required TRID disclosure process. Owner-occupied loans fund in 2 to 2.5 weeks from this point.
Close on your new home, move in
Funds wire to escrow. You close and take possession. Move in on your schedule, without rushing a sale on the back end.
List and sell your current home
With the home vacant, your agent can stage it properly and show it without appointment constraints. An empty home typically sells faster and at a better price.
Sale proceeds pay off the bridge loan
When your current home closes, the proceeds wire directly to pay off the bridge loan balance. No prepayment penalties if the sale happens quickly.
Who Qualifies
Qualifying for a buy-before-you-sell bridge loan looks very different from qualifying for a conventional mortgage. We are a direct private lender, and we underwrite primarily on the property's value and your equity position. We also review credit, and reduced-documentation loans may carry a higher rate, points or fees than fully documented loans.
What we look at
- Significant equity in your current California home. We lend up to 65 to 70% of its value, based on our in-house valuation. The more equity you have, the stronger your scenario.
- A marketable current property. We look at your home's condition, location, and a realistic estimate of how long it would take to sell.
- A clear exit strategy. For most borrowers, that means listing the current home and selling within 60 to 90 days. We want to understand the plan before we fund.
- California real property as collateral. Single-family homes, condos, and townhomes all qualify. We also lend statewide across California.
What we do not require
Unlike a conventional mortgage or HELOC, we do not require a signed purchase agreement on the departing home or proof that a buyer has been found, and we focus on equity rather than a debt-to-income ratio. Reduced-documentation loans may carry a higher rate, points or fees than fully documented loans. Self-employed borrowers, retirees, and anyone with complex income sources are welcome to apply.
Past credit challenges, including prior bankruptcies or a previous foreclosure, are not automatic disqualifiers. We review the full scenario, not just the credit file.
What It Costs
We publish our pricing openly because we believe borrowers make better decisions with real numbers. A bridge loan is a short-term borrowing tool, and total cost depends on rate, points, and how long you hold the loan.
| Cost Component | What to Expect |
|---|---|
| Interest Rate | 9.95% to 10.95% (APR 11.40% to 13.22%) on a first lien, depending on LTV, property type, and loan amount |
| Origination Points | 1.25 to 1.95 points (one point equals 1% of the loan amount), paid at closing |
| Monthly Payment | Required throughout the loan term. Based on a 30-year amortization at the note rate, with the remaining balance due at the end of the term. |
| prepayment penalty | None. Pay off early and you owe nothing extra. |
| Maximum Loan Term | 11 months |
The total carry cost of a bridge loan is time-limited. The faster your current home sells, the less the loan costs in total. California home sellers in well-priced, marketable neighborhoods regularly see offers within the first 30 to 60 days. Pricing your home correctly on day one is the single biggest lever you have on total cost.
California sellers in competitive markets typically discount contingent offers by 5 to 10 percent. On a $1.5 million home, that is $75,000 to $150,000 in lost leverage. Bridge loan costs are real, but so are the costs of the alternatives.
Timeline to Funding
Owner-occupied California bridge loans fund in 2 to 2.5 weeks from the day we receive a complete application. That timeline is set by federal TRID rules, which require disclosure waiting periods for consumer loans secured by a home. We cannot compress it further, and any lender claiming to fund owner-occupied bridge loans faster should be asked how.
Step-by-step from inquiry to close
How Your Exit Works
The exit strategy is the plan for paying off the bridge loan, and it is the first thing we ask about when reviewing a new scenario. For buy-before-you-sell borrowers, there are two primary paths, and we want you to walk into the loan with both mapped out.
Exit path 1: Sell your current home
This is the standard path and the one most borrowers use. Once you have moved into your new home, you list the departing property. With the home vacant, your agent can stage it properly, schedule showings without notice, and present it in its best condition to buyers. An empty, staged home typically sells faster and nets more than one shown while occupied.
When the sale closes, the proceeds wire to pay off the bridge loan balance. If the home sells in 60 days, you pay 60 days' worth of interest. If it sells in 30, you pay 30. There are no prepayment penalties and no fees for paying off early.
What if the sale takes longer than expected?
Bridge loans from North Coast Financial have a maximum term of 11 months. If your home has not sold well before that date, we begin the exit conversation early. We review your sales plan with you well before the term ends, for example pricing and marketing changes that help the home sell. We are not going to surprise you with a balloon payment and no options at month 10. We start planning with you in advance.
A well-priced home in a California market with consistent demand rarely sits long, and the sale pays off the bridge loan.