Bridge Loans Texas: Close Fast on Auctions, Rebuilds & Investment Property
In Texas, the first-Tuesday auction doesn’t wait and neither does a hot Austin listing. Bridge loans in Texas from a direct lender give you cash-like speed: we lend on the property and your exit plan, with rates from 7.875% and closings in as fast as 5 days.
- Up to 90% LTV to buy; up to 75% cash-out on investment property
- No prepayment penalty and interest-only payments
- First-Tuesday auctions, teardowns, 1031s, and buy-before-sell
- 12-36 month terms in all 254 counties
- LLCs & foreign nationals welcome
- Share the propertyLocation, price or value, and what you plan to do with it.
- Review your termsA same-day term sheet sized to the deal and your exit.
- Fund quicklyWe order title and valuation and move to close.
Bridge Loans Texas at a Glance
- Purchase leverage: Texas bridge loans up to 90% loan-to-value to buy a property fast, ahead of permanent financing.
- Cash-out leverage: Up to 75% of value to unlock equity from a Texas investment property you already own.
- Pricing: Interest-only rates from 7.875%, subject to change based on the property, leverage, and your exit plan.
- Term: 12-36 month terms, sized to match your renovation, lease-up, or sale timeline.
- No prepayment penalty: Repay or refinance whenever your permanent financing or sale closes.
- Speed: Close in as fast as 5 days once title work and valuation are complete.
- Coverage: All 254 Texas counties, on residential and investment property.
- Lender: CambridgeHomeLoan.com – direct lender since 1998, NMLS #1826020.
Texas bridge loan programs
Six types of bridge loans in Texas
A bridge loan is not a single product – it is a short-term financing tool that flexes to match what you are trying to do. These are the six Texas bridge loan programs we structure most often:
Acquisition Bridge
Move on a Texas property fast, ahead of permanent financing, so you don’t lose a deal waiting on a conventional loan timeline.
Cash-Out Bridge
Unlock equity from an investment property you already own to fund your next acquisition, a renovation, or working capital.
Reposition / Stabilize
Fund a rehab, a teardown-and-rebuild, or a lease-up, then refinance into permanent financing once the property is stabilized at the higher value.
Auction & REO Bridge
Meet first-Tuesday courthouse auction and bank-owned deadlines with cash-like certainty instead of losing the deal to a financing contingency.
1031 Bridge
Short-term capital to hit the 45- and 180-day exchange deadlines without losing your replacement property to a slower buyer.
Residential Buy-Before-Sell
Move into your next home, or close on your next investment property, before your current one sells.
Bridge financing
What is a Texas bridge loan?
A bridge loan in Texas is short-term, asset-based financing that “bridges” the gap between where you are today and where your permanent financing or exit strategy will take you. Instead of building the file around years of tax returns and a slow conventional underwriting process, we lend against the property itself – its current value, its after-repair or stabilized value, and your plan for it – and move at a pace that matches real Texas deal timelines, not a 45-day mortgage calendar.
Because a bridge loan is interest-only and carries no prepayment penalty, it is built to be temporary by design. You use it to solve a timing problem – closing before your current home sells, winning a courthouse auction, funding a rehab before the property qualifies for permanent financing, or protecting a 1031 exchange clock – and then you exit it by selling the property or refinancing into a longer-term loan. That mix of speed, flexibility, and a clean exit is why bridge loans are a core tool for Texas investors and for homeowners managing a move.
| Secured by | The Texas property (asset-based) – qualified on value, plan, and exit strategy |
| Leverage | Up to 90% LTV to purchase · up to 75% of value for cash-out on investment property |
| Structure | Interest-only · rates from 7.875%, subject to change · 12-36 month terms · no prepayment penalty |
| Speed | Close in as fast as 5 days once title and valuation are complete |
| Property use | Residential and investment property, including single-family, townhome, condo, and small multifamily |
| Borrower | Individual, LLC, or entity · foreign nationals eligible |
| Coverage | All 254 Texas counties |
Common use cases
Five ways Texas investors use bridge loans
Across the deals we see statewide, most Texas bridge loan requests fall into one of five patterns:
Buy before you sell
Acquire your next home now, while your current one is still on the market, and repay the bridge loan when that sale closes.
Rehab, rebuild & refinance
Buy a dated home or teardown lot, renovate or rebuild, then refinance into permanent financing once it is stabilized at the higher value.
Auction & fast close
Meet county-courthouse foreclosure auction and bank-owned deadlines with cash-like certainty in days, not the weeks a conventional loan requires.
1031 exchange
Hit the 45-day identification and 180-day closing clocks without losing your replacement property to a competing buyer.
Cash-out to reposition
Unlock equity from a Texas investment property you already own to fund your next acquisition, renovation, or working capital need.
Why bridge in Texas
Why Texas investors and homeowners use bridge loans
- Fast-growth metros reward speedIn Dallas-Fort Worth, Houston, Austin, and San Antonio, a clean, financing-contingency-free offer often beats a higher offer that takes longer to close.
- No state income tax draws capitalRelocating owners and out-of-state and foreign investors buy in Texas constantly, and bridge financing helps them move before a prior sale or exchange completes.
- Value-add and infill are everywhereDated homes, teardown lots, and small multifamily are not “bankable” on day one; a bridge loan carries the project to the point where they are.
- Deadlines don’t wait for underwritingFirst-Tuesday courthouse auctions, REO sales, and 1031 clocks move on their own schedule, and bridge loans are built to move with them.
Texas-specific underwriting
What makes a bridge loan in Texas different
Texas has its own constitution-level homestead rules, a non-disclosure market, and unique property-tax districts. We plan for them up front so your bridge loan closes on schedule:
Homestead protections
The Texas Constitution strictly limits liens on an owner-occupied homestead. Our cash-out bridge loans are for investment and business-purpose property, while purchase and buy-before-sell structures are set up with these rules in mind.
A non-disclosure state
Texas does not publicly record sale prices, so comparable sales are harder to see. Our valuation process works from appraisals, agent data, and local comps instead of public price records.
First-Tuesday auctions
County foreclosure sales are generally held at the courthouse on the first Tuesday of each month, with funds due fast. A bridge loan lets you bid with certainty of close.
Property taxes, MUDs & PIDs
Texas relies on property taxes, and newer suburbs often add MUD or PID assessments. We review the total tax and assessment load because it affects rent coverage and your exit value.
Foundations & weather
Expansive clay soils make foundation condition a key inspection item. Hail, winter freezes, and Gulf hurricanes and flooding also drive roof, plumbing, and insurance review.
Coastal windstorm & flood insurance
On the Gulf Coast, windstorm and flood coverage, often through the state windstorm association, can change both cost and closing timeline. We flag it early.
Free tool
Texas bridge loan calculator
This tool estimates your loan amount, interest-only payment, and total financing cost over a Texas bridge loan term. Enter your numbers to see the estimate. Illustrative only; final terms depend on the property, leverage, and underwriting.
Your deal
Illustrative only; not a commitment to lend. Excludes title, escrow, survey, insurance, and other third-party closing costs. There is no prepayment penalty, so paying the loan off before the full term reduces total interest paid below this estimate. The interest rate and points are example inputs, not a quote.
How we compare
CambridgeHomeLoan vs. conventional Texas lenders
Banks and conventional mortgage lenders can offer excellent long-term rates, but they are generally not built to close in days or to lend against a property’s after-repair or stabilized value. Here is how our Texas bridge loan program typically differs. Where we lead, it is highlighted.
| Feature | CambridgeHomeLoan | Conventional Lenders (typical) |
|---|---|---|
| Qualifies on | Property value, plan & exit strategy | Borrower income plus the property |
| Documentation | Streamlined – asset-based | Full financials and tax returns |
| Time to close | As fast as 5 days | Often 30-45+ days |
| Prepayment penalty | None – exit anytime | Varies; some products penalize early payoff |
| Auction & REO purchases | Underwritten as routine business | Financing contingencies often disqualify the offer |
| Value-add properties | Lends against completed/stabilized value | Often will not lend until stabilized |
| Model | Direct lender since 1998 | Bank or agency-backed |
Conventional-lender column is a generic composite of commonly seen terms as of 2026, subject to change, and does not describe any specific lender. For general comparison only.
Local markets
Bridge loans in Texas by city
Speed matters differently depending on where and what you’re buying – a Houston infill rebuild, a San Antonio buy-before-sell for a military move, and a Galveston island property are different timelines with different exit plans. Here is what we typically see when we write bridge loans in 12 of Texas’s most active markets:
Bridge Loans Houston
The Heights, Montrose, Midtown, EaDo, and Bellaire are full of infill townhome and teardown-and-rebuild activity, and Houston has no zoning, so deed restrictions and floodplain status decide what you can do with a lot. Bridge loans carry these projects until completion and sale or refinance.
- Popular programs: Reposition and rebuild, acquisition, auction
- What we underwrite: Floodplain and elevation certificates, deed restrictions, construction scope, after-repair value
- Typical exit: Sale of finished product or DSCR refinance
Bridge Loans Dallas
Uptown, Lakewood, Oak Cliff, Bishop Arts, and Deep Ellum combine older housing stock, teardown activity, and strong rental demand. Investors use bridge loans to acquire fast, renovate or rebuild, and refinance or sell on the higher value.
- Popular programs: Reposition, acquisition, cash-out, 1031
- What we underwrite: Foundation condition, permit and renovation scope, rent comps, property tax load
- Typical exit: DSCR refinance or resale
Bridge Loans Austin
Tech-driven demand and neighborhoods like East Austin, Zilker, Hyde Park, and Mueller make Austin a market where pricing can move quickly in either direction. Bridge loans give buyers and investors speed on acquisitions and flexibility on timing the exit.
- Popular programs: Acquisition, buy-before-sell, reposition
- What we underwrite: Current comps in a non-disclosure market, renovation and permit scope, rental income, flood zone
- Typical exit: Sale or refinance
Bridge Loans San Antonio
Military installations, healthcare, and steady population growth support both rentals and move-up buyers. Neighborhoods like Alamo Heights, Southtown, and Stone Oak see regular buy-before-sell bridge financing, including for PCS and relocation timing.
- Popular programs: Buy-before-sell, acquisition, reposition
- What we underwrite: Rental demand near bases and hospitals, foundation condition, comparable sales
- Typical exit: Sale of current home or DSCR refinance
Bridge Loans Fort Worth
The Near Southside, West 7th, the Cultural District, and growth along the Alliance logistics corridor drive acquisition and renovation activity. Investors use bridge loans for older infill homes, small multifamily, and fast-moving single-family rentals.
- Popular programs: Acquisition, reposition, auction
- What we underwrite: Foundation and roof condition, rent comps, renovation scope
- Typical exit: DSCR refinance or resale
Bridge Loans Plano
Corporate relocations and strong schools keep Plano competitive, and owners frequently buy their next home before selling. Bridge financing also supports investors renovating established neighborhoods and townhomes.
- Popular programs: Buy-before-sell, cash-out, acquisition
- What we underwrite: Comparable sales, HOA documents, renovation scope, property tax load
- Typical exit: Sale of current home or refinance
Bridge Loans Frisco
Rapid growth, corporate and sports-related relocations, and newer master-planned communities define Frisco. Bridge loans help relocating buyers close fast, and the many PID and MUD-style assessments in newer areas are part of how we size the deal.
- Popular programs: Buy-before-sell, acquisition, cash-out
- What we underwrite: PID or MUD assessments, new-construction versus resale pricing, HOA rules
- Typical exit: Sale or refinance
Bridge Loans El Paso
Fort Bliss, cross-border commerce, and comparatively affordable pricing attract rental investors, including cross-border and foreign buyers. Bridge loans help acquire and renovate single-family rentals and small multifamily before refinancing.
- Popular programs: Acquisition, reposition, 1031
- What we underwrite: Rental demand near the base, foreign national and entity documents, renovation scope
- Typical exit: DSCR refinance on a stabilized rental
Bridge Loans Round Rock
Round Rock and nearby Georgetown and Cedar Park benefit from Austin-area job growth with generally more approachable pricing. Owners use bridge loans to buy before selling, and investors acquire single-family rentals and new-construction product.
- Popular programs: Buy-before-sell, acquisition, cash-out
- What we underwrite: MUD and PID assessments, new-construction pricing, rent comps
- Typical exit: Sale or DSCR refinance
Bridge Loans The Woodlands
A master-planned community north of Houston with energy and corporate employers, The Woodlands sees steady move-up and relocation activity. Bridge financing lets buyers purchase first and sell on their own timeline.
- Popular programs: Buy-before-sell, acquisition, cash-out
- What we underwrite: Township and MUD assessments, comparable sales, flood zone
- Typical exit: Sale of current home or refinance
Bridge Loans Galveston
Historic Strand-area homes and island beach properties drive acquisition and vacation-rental demand. Bridge loans help buyers close fast, and we plan around elevation, windstorm, and flood insurance requirements from the start.
- Popular programs: Acquisition, reposition, cash-out
- What we underwrite: Windstorm and flood coverage, elevation, short-term-rental rules, historic-district approvals
- Typical exit: Sale or refinance once stabilized
Bridge Loans Corpus Christi
A port, energy, and military economy plus Padre Island and bayfront properties create demand for rentals and vacation homes. Bridge loans carry renovation and storm-repair projects until they qualify for longer-term financing.
- Popular programs: Acquisition, reposition, auction
- What we underwrite: Coastal windstorm and flood insurance, storm-repair scope, rental income
- Typical exit: DSCR refinance or resale
We provide bridge loans all over Texas – if your city is not listed here, please call (800) 826-5077 or submit the application so that we can check.
How it works
Get your Texas bridge loan in three steps
Submit your deal
Tell us the property, the purchase price or value, your timeline, and how you plan to exit the bridge loan.
Get a same-day term sheet
We review the property, your leverage request, and your exit plan – with streamlined documentation – and send clear terms.
Close fast
We order title and valuation and move quickly to close, funding in as fast as 5 days when the file is complete.
Requirements
Texas bridge loan requirements
| Down payment / equity | As little as 10% on a purchase (up to 90% LTV); equity position confirmed for cash-out at up to 75% of value |
| Credit | 620+ FICO typical; deal-first, exceptions considered |
| Income docs | Streamlined – asset-based; no exhaustive personal financial package required |
| Rate & term | Interest-only from 7.875%, subject to change · 12-36 month terms · no prepayment penalty |
| Exit strategy | Sale, refinance to permanent financing, or completion of the underlying transaction (1031 exchange, current-home sale, etc.) |
| Vesting | Individual, LLC, or entity · foreign nationals eligible |
| Cash-out eligibility | Investment and business-purpose property; Texas homestead rules limit cash-out on owner-occupied homes |
| Coverage | All 254 Texas counties |
Answers
Bridge loans Texas FAQ
What is a bridge loan in Texas?
A bridge loan is short-term, asset-based financing that carries you from where you are today to where your permanent financing or exit strategy will take you. It is secured by the Texas property itself, priced as interest-only, and structured over a 12-36 month term with no prepayment penalty, so you can repay it whenever your sale or refinance closes.
In Texas, we structure bridge loans for six main purposes: acquisition, cash-out, reposition and stabilize, auction and REO purchases, 1031 exchanges, and residential buy-before-sell moves.
What are current bridge loan rates in Texas?
Our Texas bridge loan rates are interest-only and start from 7.875%, subject to change based on the property, your leverage, and your exit plan. Points and fees vary by deal. Use the calculator above for an estimate, or apply for a same-day term sheet with exact terms.
How much can I borrow, and what does it cost?
On a purchase, we lend up to 90% of the property’s value. On a cash-out bridge loan against an investment property you already own, we lend up to 75% of value. Terms run 12-36 months.
There is no prepayment penalty, so if your permanent financing or sale closes ahead of schedule, you simply pay off the bridge loan and stop accruing interest.
How fast can a Texas bridge loan close?
We can close in as fast as 5 days once title work and the property valuation are complete, which is why bridge loans are often used to meet auction deadlines, REO purchase timelines, and 1031 exchange clocks that a conventional mortgage cannot match.
The fastest closings happen when your file is complete early: the purchase contract or payoff information, entity documents if applicable, and proof of funds for any required down payment or equity.
Can I get cash out of my Texas home with a bridge loan?
It depends on how the property is used. Texas homestead rules restrict liens and cash-out on an owner-occupied primary residence, so our cash-out bridge loans are designed for non-homestead investment and business-purpose property. If you want to buy a new home before selling your current one, our buy-before-sell structure is set up for that situation. Tell us the facts and we will explain what is possible.
Can I use a bridge loan to buy at a Texas courthouse foreclosure auction?
Often, yes. Texas foreclosure sales are generally held on the first Tuesday of each month, and winning bidders typically must pay quickly. Our auction and REO bridge program is built for that certainty of close. Auction purchases carry extra title and possession considerations, so reach out before the sale date rather than after.
Can a bridge loan help with a 1031 exchange in Texas?
Yes. A 1031 exchange comes with strict deadlines – 45 days to identify a replacement property and 180 days to close on it – and those clocks do not pause for a slow mortgage process. A 1031 bridge loan gives you the short-term capital to close on your Texas replacement property on time.
Once the exchange is complete, the bridge loan is typically repaid through a sale or refinanced into permanent financing. Talk to your qualified intermediary and tax advisor about your specific exchange.
Can I use a bridge loan to buy my next home before my current one sells?
Yes. Our residential buy-before-sell bridge loan lets you close on your next home – or investment property – before your current one sells, so you are not forced into a contingent offer or a rushed sale. Once your existing property sells, the proceeds typically repay the bridge loan.
Do you finance rebuilds and teardowns in Houston and Dallas?
Yes, case by case. We look at the purchase, the construction or renovation scope, and the after-completion value. In Houston, deed restrictions and floodplain status matter because the city has no zoning; in Dallas and other cities, permits and local rules matter. Most borrowers exit by selling the finished property or refinancing it as a rental.
Can LLCs and foreign nationals get a bridge loan in Texas?
Yes. We lend to individuals, LLCs, and other entities, and foreign nationals are eligible. Entity documents are part of the file, so having them ready speeds up closing.
What are the closing costs on a Texas bridge loan?
Costs typically include lender points and fees, the valuation, title insurance and escrow charges, survey, and insurance. Texas does not impose a state transfer tax, and title insurance premiums are set by the state. Your same-day term sheet shows our costs, and your title company confirms the third-party charges for your transaction.
What happens at the end of the bridge loan term?
Most borrowers exit a bridge loan one of two ways: by selling the property, or by refinancing into permanent, longer-term financing once the underlying situation – a completed renovation, a stabilized lease-up, a closed 1031 exchange, or a sold prior residence – has resolved. Because there is no prepayment penalty, you can also exit early at any point without an early-payoff cost.
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© 2026 CambridgeHomeLoan.com · NMLS #1826020 · 4830 W Kennedy Blvd, Tampa, FL 33609 · (800) 826-5077 · Equal Housing Lender. Bridge loans are short-term, business-purpose loans and, where applicable, residential bridge loans for owner-occupants transitioning between homes; not all programs are available in all circumstances. Texas law restricts liens and cash-out on owner-occupied homestead property; cash-out programs are for investment and business-purpose property. Rates, points, LTV, terms, and closing timelines are illustrative, subject to change without notice, and subject to borrower, property, and deal qualification and underwriting approval. “Rates from 7.875%,” “up to 90% LTV,” and other maximums reflect the strongest profiles and are not a quote or commitment to lend. Values are estimates confirmed by an appraisal or valuation. Calculator results are illustrative and exclude title, escrow, survey, insurance, and other third-party closing costs. Comparison figures are generic market composites for illustration only and are not the terms of, or an endorsement of or by, any specific lender. City descriptions are general market observations for illustration only and are not property-specific advice or a guarantee of program availability. Illustrations on this page are artwork and do not depict specific properties. This page is informational and does not constitute financial, legal, tax, or investment advice.