How is a fix-and-flip loan sized?

A residential fix-and-flip (hard-money) loan is sized by the smaller of two tests: (1) cost basis, typically 80-90% of the purchase price plus 100% of the rehab budget, and (2) the ARV cap, usually 65-75% of the after-repair value. The smaller result is your maximum loan. Experienced flippers with a track record reach the higher 90% LTC / 75% ARV tier; first-timers are held tighter. Rehab funds are released in draws as work is completed, not at closing.

How is a CRE asset-based bridge loan different?

A commercial asset-based bridge loan is sized purely on the property's as-is value via an LTV cap, not on income or cost basis. The deepest no-documentation programs cap around 50% LTV, where the borrower's substantial equity carries the file without full income paperwork; light-transitional bridge with some stabilization reaches roughly 65-70%. It is a separate product from residential fix-and-flip and is sized separately, never blend the two, because their constraints and leverage are different.

Who is the no-doc commercial bridge loan for?

It is built for the well-capitalized, equity-rich sponsor who values speed, discretion, and certainty of close over the lowest possible rate, for example a time-sensitive acquisition, a complex or self-employed income picture, or a 1031 deadline. Because leverage is conservative (around 50% LTV) the deep equity carries the file with minimal income documentation. It is not a high-leverage product; the borrower contributes significant equity, which is exactly what makes the fast, low-friction execution possible. PeerSense structures and places these with the asset-based lenders in its network.

Bridge & Fix-and-Flip Loan Sizer | Free Tool

Purchase Price

Rehab Budget

After-Repair Value (ARV)

Program Producing Largest Loan

Fix & Flip, Experienced (Premier): $460K (Cost (LTC) binds at 9.49%)

Program	Rate	LTC / ARV	Max Loan	Binding
Fix & Flip, Experienced (Premier)	9.49%	90% / 75%	$460K	Cost (LTC)
Fix & Flip, Standard	9.99%	85% / 70%	$440K	Cost (LTC)
Ground-Up Construction (1–4 Unit)	10.99%	80% / 70%	$420K	Cost (LTC)

Indicative 2026, not a quote. Flip loans size on the smaller of cost basis (purchase LTC + 100% rehab in draws) and the ARV cap. Experienced sponsors reach the 90% LTC / 75% ARV tier; first-timers held tighter. These are residential hard-money, a separate product from CRE bridge.

About these figures

Rate, spread, leverage and term levels shown here are indicative. They reflect general conditions across our lender network as of August 1, 2026 and describe what the market has recently supported, not an outcome available to any specific borrower.

Actual pricing, leverage and terms are determined by the lender through underwriting, once full transaction materials have been reviewed. Nothing shown here is a quote, a commitment, an offer of credit or a guarantee.

PeerSense is a commercial lending advisory. We do not lend, we do not fund and we do not set pricing. Every credit decision belongs to the lender.

Market conditions move. Figures may change without notice, and a level that cleared last quarter may not clear today. What these terms mean.

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Two Products, Sized Separately, Why It Matters

Residential fix-and-flip and commercial asset-based bridge are different products with different math, and blending them produces the wrong number. Flip loans size on cost basis (purchase + rehab) capped by ARV; CRE bridge sizes on as-is value via LTV. A flip can reach 90% loan-to-cost because the lender underwrites the exit value; a no-doc commercial bridge holds near 50% LTV because the equity alone carries a file with no income docs.

The no-doc, equity-led commercial lane sizes on the asset and the sponsor's substantial equity, with minimal income paperwork, built for the well-capitalized borrower who needs speed, discretion, and certainty of close on a time-sensitive deal. PeerSense structures and places it with the asset-based lenders in its network. See Bridge Loans, Asset-Based Investor Financing, and the DSCR Debt Sizer for the stabilized take-out.

Equity-rich sponsor with a time-sensitive deal?

PeerSense structures and places the asset-based and equity-led bridge deals that need a fast, low-friction close, matched to the right capital source for the sponsor's profile and timeline. Positioning and structuring is what we do; the capital comes from our network.

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