GROUND-UP CONSTRUCTION LOANS FOR Spec Builders
Fund Your Next 10 Builds on a Single Approval
Up to $20M pre-approved in 24 hours with a soft credit pull. Up to 90% LTC, 100% vertical funding, financed IR, and 24-hour draws. No bank statements, no tax returns, close in 3-4 weeks.
Leverage
90% LTC
Structure
75% Lot + 100% Vertical
- $1B+ Funded
- Rates from 8.99%
- Lending in 45+ States
- NMLS 1003404
Max Leverage
Leverage Up to 90% LTC
Finance up to 75% of land and 100% of vertical construction. Stop tying up cash in lots that should be funding your next build.
close in 3-4 weeks
Speed 24-Hour Pre-Approval
Soft credit pull only. No tax returns. No bank statements. Get a term sheet to run your numbers today.
pipeline level funding
Capacity $20M+ Exposure Limit
Pre-approved capital facility across your entire pipeline. We underwrite the builder, not the address. Stop requalifying for every deal.
Fast draws
Snap Draws™ in 24 Hours
Submit draw requests online, no 3rd party inspector, upload photos, wire out within 48 hours. Your crews don’t sit. Your holding costs don’t stack.
New Construction Loan Terms
Here’s the box we lend in.
| Loan Structure | |
|---|---|
|
Interest Rate |
Starting at 8.99% |
|
Loan-to-Cost |
Up to 90% LTC |
|
Lot Acquisition |
Up to 75% of purchase price |
|
Vertical Construction |
100% funded |
|
Exposure Limits |
$5M – $100M+ |
|
Term |
12–24 months |
|
Structure |
Fixed rate, interest-only, no prepay
penalty
|
|
Pre-Approval |
24 hours, soft credit pull only |
|
Close Timeline |
3–4 weeks |
|
Draw Funding |
24 hours (Snap Draws™) |
| Eligibile Properties | |
|---|---|
|
We fund residential and small-scale subdivision construction across 40+ states. |
|
|
1–4 Unit Residential |
Single-family spec homes, duplexes, triplexes, and fourplexes — both standalone builds and infill projects. |
|
10–50 Lot Subdivisions |
Phased development financing structured around your absorption rate. Take down lots in releases instead of all at once. |
|
Mid-Construction Takeouts |
Already broken ground with another lender? We can take you out and finish the build under one capital stack. |
Final rate and LTC depend on track record, market, and project economics. The pre-approval gives you the actual number — not a range.
Builders Don't Switch Lenders Twice.
The first deal is an audition. Here’s what happens after.
4.8
Verified Reviews
$1B+ Funded for Builders Like You
Real deals, real builders, real timelines. Here’s what we’ve closed recently.
loan type
region
Luxury Beachfront Spec Home
We Don't Approve Projects. We Pre-Approve Pipelines.
Most construction lenders make you re-apply for every deal. We approve you once, set your terms, and fund every project that fits the box — for the next 18 to 24 months.
| WHAT MOST LENDERS DO | WHAT HML DOES |
|---|---|
|
Re-qualify you on every project |
One approval, unlimited projects |
|
Tax returns + income verification |
No tax returns. No income docs under $5M. |
|
60–90 day close |
Close in 3–4 weeks |
|
5–10 day draw funding |
Snap Draws in 24 hours |
|
$1–2M exposure cap |
$20M+ exposure limits ($100M+ for enterprise) Negotiate rate |
|
every deal Pre-set |
pricing across your pipeline |
|
Bank committee decides |
Direct line to underwriting |
Qualified Partner
The Elite Factor
Criteria for Excellence
You're Not Capital-Constrained. You're Lender-Constrained.
If you’re a builder doing 3–10 homes a year and trying to get to 25 or 50, you already know leverage works. The math isn’t the problem. The lender is.
Your bank caps your exposure at $1–2M, so you can’t take down the lots when they’re available. Your draws take 7–10 days, so your framers leave for another job. Your capital partners want 35% of the profit because the bank won’t fund the gap. And every new project means another stack of tax returns, another committee, another six weeks before you can break ground.
Meanwhile, the builder down the street is closing in three weeks, drawing in 24 hours, and keeping 100% of the profit.
That’s not a capital problem. That’s a structure problem. And it’s the only thing standing between where you are and 50 homes a year.
Track Record Requirement
3+ Completed Projects in the last 3 years. We prioritize experience and execution.
Institutional Underwriting
Sophisticated modeling that accounts for market volatility and supply-chain logistics.
The $500K Question.
What happens to a builder with $500,000 to deploy — depending on how they finance it.
All Cash
|
Deployment |
$500,000 |
|
Units Built |
1 Home |
Lot acquisition
$100,000
build cost
$350,000
estimated sale
$650,000
Total Annual Profit
$200,000
90% LTC Financing
|
Deployment |
$500,000 |
|
Units Built |
9 Homes |
down per home
- 53,000
LEVERAGE ratio
9:1
Net after interest & points
Scaled Velocity
Total Annual Profit
$1,380,000
That’s $1.18M more profit.
Same cash. Same year.
Built For Two Kinds of Builders.
Wants to get to 25–50+
The Scaling Builder
We give you a pre-approved exposure limit so you can stop pitching every deal, take down lots when they’re available, and keep 100% of the profit on the back end.
You qualify if:
- 700+ credit score
- 3+ completed new construction homes in the last 3 years
- Active or pending project in your pipeline
Operating at scale
The Volume Builder
We provide a guidance line up to $100M+, pre-set pricing locked across your subdivision, and a draw process built for the cadence of one closing per week.
Built for builders who use the language of:
- Capital facilities
- Exposure limits
- WIP reports
- Absorption rate
- Decreasing operational drag
Are You a Fit?
We’re built for experienced builders. Here’s what we need to see.
01
Credit Score
700+ FICO. We do a soft pull only — no impact on your score.
02
Track Record
3+ completed new construction homes in the last 3 years, on title as owner or owner-builder.
03
Active Pipeline
At least one active or pending project. The more pipeline visibility you can show, the larger the exposure limit we can structure.
Below the checklist: Don’t meet all three? Reach out anyway. We have other programs (fix & flip, bridge, DSCR) and we’d rather tell you that on a 10-minute call than make you guess.
Clarity & Confidence
Common Questions From Builders.
What's the minimum credit score for a ground-up construction loan?
700+ FICO. We pull soft credit only during pre-approval, so applying does not impact your score. If you’re between 680 and 700 with a strong track record, contact us — we can sometimes structure around it.
Do I need to provide tax returns or income verification?
No. For loans under $5M, we do not require tax returns or personal income verification. We underwrite based on your build history, the project economics, and the as-completed value. This is the single biggest difference between us and a community bank.
How fast can you fund a construction draw?
Submit a draw request through our portal. We dispatch an inspector within 24 hours, validate the report, and wire funds typically within 48 hours of the request. We call this Snap Draws™ — it’s built so your crews never sit idle waiting on the lender.
What's an Exposure Limit and how does it work?
An Exposure Limit is a pre-approved capital facility across your entire pipeline — not a single loan for a single project. We underwrite you (the builder) once, set your rate and terms, and then fund every individual project that fits the approved box. No requalifying, no committee, no new application per deal. Limits start at $5M and go up to $100M+ for enterprise builders.
How much can I borrow on a single project?
Up to 90% LTC (loan-to-cost), which typically breaks down as 75% of lot acquisition cost and 100% of vertical construction. The exact number depends on your track record, the market, and the project-level economics.
How long does it take to close?
3 to 4 weeks from a fully executed term sheet to funding, assuming the property is under contract and title is clean. Pre-approval itself takes 24 hours.
What states do you lend in?
40+ states across the U.S. We are headquartered in Los Angeles with a national HQ in Miami, but we lend nationwide. NMLS 1003404 / DRE 01436503.
Can you finance soft costs?
Yes. For qualified builders with entitled projects, architectural, engineering, and permit fees can be rolled into the total loan facility, provided the project fits the LTC requirements.
Is an appraisal required?
Yes — a full “as-completed” appraisal from an approved appraiser. The future value supports the loan amount and protects both you and the capital. We’ve streamlined the appraisal ordering process to keep it inside the 3–4 week close timeline.
What happens if I want to refinance the home into a long-term hold?
Once construction is complete and you have a Certificate of Occupancy, we can transition the loan into a DSCR rental program if you decide to keep the property instead of selling. One lender, two products, zero re-shopping.
Can I use this loan for fix and flip projects?
No — this is specifically for ground-up new construction. For fix and flip projects, see our Fix & Flip program.
Get Pre-Approved to Fund Your Next 10 Builds in 24 Hours
Submit your project details below. We’ll come back within 24 hours with real terms, and a structure built around your pipeline, not just your next deal. ** We do not lend to first time builders.**
