Understanding what is a typical interest rate on a bridge loan helps you evaluate financing options and structure deals with realistic cost assumptions. Bridge loan rates vary significantly based on property type, borrower qualifications, leverage, and market conditions, but knowing the general ranges and factors that influence pricing puts you in a stronger negotiating position.
As of current market conditions, commercial real estate bridge loans typically carry interest rates ranging from 8% to 14%, with most transactions falling between 9% and 12%. These rates represent a premium of 2% to 5% above permanent financing options, reflecting the higher risk and shorter duration of bridge lending.
Current Bridge Loan Rate Overview
8-14%
Typical Range
9-12%
Most Common
+2-5%
Premium vs Perm
1-3%
Origination Fees
How Are Bridge Loan Interest Rates Structured?
Bridge loan interest rates come in several structural formats, each with different implications for your carrying costs and risk exposure. Understanding these structures helps you compare proposals and select the best option for your situation.
Bridge Loan Rate Structures
| Structure | How It Works | Best For |
|---|---|---|
| Floating Rate | SOFR + spread, adjusts with market | Most bridge loans, rate decline expectations |
| Fixed Rate | Locked rate for full term | Rate rise concerns, payment predictability |
| Rate Cap | Ceiling on maximum rate | Floating rate protection, lender requirements |
| Interest Reserve | Prepaid interest from loan proceeds | Negative cash flow during stabilization |
| Default Rate | Higher rate upon loan default | Penalty provision in all loans |
Floating rate loans tie your interest rate to a benchmark index, typically SOFR (Secured Overnight Financing Rate), plus a fixed spread. For example, a loan priced at SOFR + 4.5% would adjust as the benchmark rate changes. Most commercial bridge loans use floating rate structures.
Fixed rate loans lock in your interest rate for the loan term, providing payment predictability but often starting at higher levels than initial floating rates. Fixed rate bridge loans are less common but available from some lenders.
Rate caps can be purchased to limit your maximum interest rate on floating rate loans. A cap sets a ceiling on how high your rate can go regardless of benchmark rate movements. Lenders often require caps on larger loans.
Interest reserve structures allow lenders to set aside a portion of loan proceeds to cover interest payments during the loan term. This ensures debt service is covered but increases your effective loan amount.
Default rate provisions specify higher rates that apply if you violate loan terms or fail to make timely payments. Default rates typically add 2% to 5% to the standard rate.
For a deeper understanding of bridge loan mechanics, see our guide on what is a bridge loan in multifamily.
What Factors Determine Your Specific Bridge Loan Rate?
While market ranges provide general guidance, your specific rate depends on multiple factors that lenders evaluate when pricing your loan.
Factors That Determine Your Bridge Loan Rate
| Factor | Impact on Rate | How to Optimize |
|---|---|---|
| Loan-to-Value | High impact: Lower LTV = lower rate | Increase equity contribution |
| Borrower Experience | Moderate-high impact | Highlight relevant track record |
| Property Quality | Moderate impact | Institutional-quality assets preferred |
| Exit Strategy | Moderate impact | Show clear refinance/sale path |
| Loan Size | Moderate impact | Larger loans may get discounts |
| Market Conditions | High impact | Time transactions when possible |
Loan-to-value ratio has the most significant impact on pricing. Lower leverage means lower risk for the lender and translates directly to better rates. A 65% LTV loan might price 1% to 2% lower than an 80% LTV loan on the same property.
Borrower experience and track record substantially affect pricing. Sponsors with successful completion of similar projects present lower execution risk and earn better rates. First-time borrowers typically pay premium pricing.
Property quality and location influence lender risk assessment. Institutional-quality properties in primary markets command better rates than tertiary market properties or those with significant physical challenges.
Exit strategy clarity affects lender confidence in repayment. Clear, executable paths to permanent financing or sale reduce perceived risk and improve pricing.
Loan size creates economies of scale. Larger loans, typically above $10 million, often receive rate discounts because lenders spread fixed costs across bigger balances.
Market conditions drive overall rate levels. Competition among bridge lenders, benchmark rate movements, and general credit market conditions all influence the rates available at any given time.
What Are Current Bridge Loan Rates by Property Type?
Different commercial property types command different bridge loan rates based on lender perceptions of risk, value stability, and exit strategy reliability.
Bridge Loan Rates by Property Type
| Property Type | Rate Range | Notes |
|---|---|---|
| Multifamily | 8-11% | Most favorable due to strong fundamentals |
| Industrial | 8.5-11.5% | Strong demand supports competitive pricing |
| Retail | 9-12% | Varies significantly by quality and tenancy |
| Office | 9.5-13% | Higher rates due to sector challenges |
| Hospitality | 10-14% | Revenue volatility creates higher pricing |
| Mixed-Use | 9-12% | Depends on predominant use |
Multifamily properties generally receive the most favorable bridge loan pricing, with rates typically ranging from 8% to 11%. The strong fundamentals of apartment investments, including consistent demand and multiple exit options, make lenders comfortable with tighter pricing.
Industrial properties have become increasingly attractive to bridge lenders, with rates typically ranging from 8.5% to 11.5%. Strong demand for logistics and distribution space supports favorable pricing.
Retail properties face more varied pricing depending on property type and tenant quality. Well-positioned retail with strong tenants might secure rates of 9% to 12%, while struggling properties or those with significant vacancy command higher rates.
Office properties have seen pricing pressure due to remote work trends and occupancy challenges. Bridge rates for office typically range from 9.5% to 13%, with significant variation based on location, building quality, and lease profiles.
Hospitality properties carry higher perceived risk due to revenue volatility, with rates typically ranging from 10% to 14%. Properties with strong operating history and experienced management teams secure better pricing.
For investors considering short-term rental property financing, rates fall between hospitality and residential multifamily depending on property type and income documentation.
How Do Bridge Loan Rates Compare to Other Financing Options?
Placing bridge loan rates in context with other financing options helps you evaluate whether the premium is justified for your specific situation.
Bridge Loans vs Other Financing Options
Bridge Loan
- Fast 2-4 week closing
- Value-add properties OK
- Flexible prepayment
- Higher rates 8-14%
- Short terms
- Higher fees
Permanent Financing
- Lower rates 5-7.5%
- Long terms 5-30 years
- Lower fees
- 45-90 day closing
- Stabilized properties only
- Prepayment penalties
Permanent bank loans typically offer rates in the 5.5% to 7.5% range for stabilized properties with strong borrowers. The rate savings of 2% to 5% compared to bridge loans comes with longer closing timelines and stricter underwriting requirements.
Agency loans from Fannie Mae and Freddie Mac provide the most competitive rates for qualifying multifamily properties, typically 5% to 7%. However, these loans require stabilized properties with specific occupancy and debt coverage metrics.
CMBS loans offer competitive rates for stabilized commercial properties but involve inflexible terms and prepayment requirements. Rates typically range from 5.5% to 7.5%.
Hard money loans provide even faster execution than bridge loans but at premium pricing, typically 11% to 15% or higher. For very short holds or situations requiring maximum speed, hard money may be appropriate despite higher costs.
SBA loans offer attractive rates for qualifying borrowers and properties, typically 6% to 9%, but involve extensive documentation and longer timelines. See our guide on SBA loans for apartment buildings for details.
Understanding these comparisons helps you determine when bridge financing makes economic sense versus waiting for permanent financing options.
How Much Do Bridge Loan Fees Add to the Effective Rate?
Interest rates tell only part of the bridge loan cost story. Fees significantly impact your effective borrowing cost, particularly on shorter-term loans where fees are amortized over fewer months.
Bridge Loan Fee Impact on Effective Rate
| Fee Type | Typical Amount | Effective Rate Impact 24 mo |
|---|---|---|
| Origination Fee | 1-3% | +0.5-1.5% annually |
| Exit Fee | 0-1% | +0-0.5% annually |
| Extension Fee | 0.25-1% per period | Variable if exercised |
| Legal/Closing | $20,000-$50,000 | Variable by loan size |
| Rate Lock Fee | 0-0.5% | +0-0.25% if used |
Origination fees typically range from 1% to 3% of the loan amount. On a 24-month bridge loan, a 2% origination fee effectively adds 1% to your annualized borrowing cost.
Exit fees charged by some lenders at payoff add 0.5% to 1% to total costs. Not all lenders charge exit fees, so this represents an important comparison point.
Extension fees become relevant if you need additional time beyond the initial term. Typical extension fees of 0.25% to 1% per period add to your costs if exercise becomes necessary.
Rate lock fees may apply if you want to lock in a fixed rate or cap level before closing.
Legal and closing costs typically run $20,000 to $50,000 depending on loan size and complexity.
To calculate your true effective rate, sum all costs including fees and divide by your loan amount and expected hold period. A loan with a lower stated rate but higher fees may cost more than a higher-rate loan with minimal fees.
Use our commercial bridge loan calculator to model different scenarios and understand total costs.
What Is the Difference Between Quoted Rates and All-In Costs?
Understanding the distinction between quoted interest rates and all-in borrowing costs prevents unpleasant surprises and enables accurate comparison shopping.
Understanding All-In Costs
A 10% quoted rate with 2% origination and 0.5% exit fee on an 18-month loan actually costs approximately 11.7% effective annual rate. Always calculate all-in costs when comparing loan options, especially for shorter hold periods where fees have greater impact.
Quoted interest rate represents the rate charged on your outstanding loan balance, typically expressed as an annual percentage.
All-in cost includes the interest rate plus all fees amortized over your expected hold period, expressed as an effective annual rate.
Consider this example:
- Loan amount: $5,000,000
- Quoted rate: 10%
- Origination fee: 2% ($100,000)
- Exit fee: 0.5% ($25,000)
- Expected hold: 18 months
Annual interest cost: $500,000 per year Total fees: $125,000 18-month total cost: $750,000 interest + $125,000 fees = $875,000 Effective annual rate: approximately 11.7%
The 10% quoted rate actually costs closer to 11.7% when fees are included. This calculation becomes even more dramatic on shorter hold periods where fees are amortized over fewer months.
How Have Bridge Loan Rates Changed Over Time?
Bridge loan rates fluctuate with market conditions, benchmark interest rates, and lender competition. Understanding historical context helps you assess current market conditions.
Bridge Loan Rate Trends: Premium Over Base Rate
3.5%
2021
4.0%
2022
4.5%
2023
4.0%
2024
During periods of low interest rates and high competition among bridge lenders, such as 2020-2021, rates compressed to historical lows with some loans pricing below 7%. Conversely, rising interest rate environments and credit market stress push rates higher.
Current market conditions reflect:
- Elevated benchmark rates: SOFR has risen significantly from near-zero levels, pushing floating rate loan costs higher
- Selective lending: Some lenders have pulled back from certain property types or markets
- Wider spreads: Lender margins have expanded in response to perceived elevated risk
- Differentiated pricing: Quality borrowers and properties continue to receive competitive terms while challenging situations face premium pricing
Rate forecasting is inherently uncertain, but understanding the factors that drive rate movements helps you time transactions and structure appropriate financing.
What Strategies Can Help You Secure Better Bridge Loan Rates?
Several strategies can improve your bridge loan pricing beyond simply shopping multiple lenders.
Strategies to Secure Better Bridge Loan Rates
| Strategy | Potential Savings | Implementation |
|---|---|---|
| Reduce Leverage | 0.25-1.0% | Increase equity contribution |
| Demonstrate Experience | 0.25-0.5% | Detailed track record presentation |
| Strengthen Exit Strategy | 0.25-0.5% | Pre-commitment from perm lender |
| Provide Additional Collateral | 0.25-0.75% | Cross-collateralization |
| Accept Shorter Term | 0.25-0.5% | 12 vs 36 month term |
| Build Lender Relationships | 0.25-0.5% | Repeat borrower status |
Reduce leverage to lower your loan-to-value ratio. Even modest reductions can materially improve pricing. Moving from 75% LTV to 70% LTV might save 0.25% to 0.5% on your rate.
Demonstrate experience through a track record of successful similar projects. Prepare a detailed sponsor resume highlighting relevant completions, returns achieved, and lessons learned.
Strengthen your exit strategy by securing preliminary commitments or term sheets from permanent lenders or potential buyers. Showing a clear path to repayment reduces lender risk perception.
Provide additional collateral through cross-collateralization with other properties or additional guarantor support. More security typically translates to better pricing.
Accept shorter terms if you have high confidence in your execution timeline. Lenders may offer better rates on 12-month loans than 36-month loans due to reduced duration risk.
Build lender relationships over multiple transactions. Repeat borrowers often receive preferred pricing based on established track records and streamlined processing.
Time the market when possible. Rate environments fluctuate, and capturing favorable conditions can meaningfully impact your borrowing costs.
For qualification guidance, see our detailed guide on bridge loan qualification requirements.
How Do Different Lender Types Price Bridge Loans Differently?
Various types of bridge lenders occupy different market niches and offer different rate profiles.
Bridge Loan Rates by Lender Type
| Lender Type | Rate Range | Best For |
|---|---|---|
| Debt Funds | 8-12% | Most bridge loan scenarios |
| Banks/Credit Unions | 7-10% | Existing relationships, patient deals |
| Life Insurance Co. | 8-11% | Large loans, institutional properties |
| Private/Hard Money | 11-15% | Maximum speed, challenging situations |
| Specialty Finance | Varies | Specific property types or niches |
Debt funds represent the largest segment of institutional bridge lending. These funds raise capital from institutional investors and deploy it into bridge loans. Rates typically range from 8% to 12%, with pricing dependent on fund strategy and target returns.
Banks and credit unions offer bridge lending programs with generally lower rates, typically 7% to 10%, but stricter underwriting requirements and longer closing timelines. Bank bridge loans often work best for existing banking relationships.
Life insurance companies have become more active in bridge lending, offering competitive rates in the 8% to 11% range for larger loans on institutional-quality properties.
Private lenders and hard money provide the fastest execution but at premium pricing, typically 11% to 15%. These sources work best for smaller loans or situations requiring maximum flexibility.
Specialty finance companies focus on specific property types or borrower niches, with pricing that varies widely based on their particular market focus.
Matching your situation to the right lender type improves both your rate and your probability of approval.
What Should You Know About Rate Locks and Commitments?
Bridge loan rate commitments work differently than permanent financing, with important implications for your transaction timing.
Rate Lock and Commitment Options
| Option | How It Works | Typical Cost |
|---|---|---|
| Rate Float | Rate set at closing based on market | No additional cost |
| Rate Lock | Fixed rate for 30-60 days | 0.25-0.5% lock fee |
| Rate Cap | Maximum rate ceiling on floating loan | Varies by cap level and term |
| Forward Lock | Lock rate for future closing | Premium pricing |
Rate float is the default for most bridge loans. Your rate is determined at closing based on then-current market conditions. This creates risk that rates move against you between application and closing.
Rate locks fix your rate for a specified period, typically 30 to 60 days, providing certainty but potentially at a premium. Lock fees and terms vary by lender.
Rate caps on floating rate loans set a maximum rate regardless of benchmark movements. Caps provide protection against extreme rate increases but allow you to benefit if rates decline.
Forward rate locks commit to rates for future closings, useful when acquiring properties with extended due diligence or closing timelines.
Understanding your rate commitment options helps you manage interest rate risk throughout the transaction process.
How Do Bridge Loan Rates Affect Investment Returns?
Higher bridge loan rates directly impact your investment returns, making accurate rate assumptions essential for deal underwriting.
Rate Impact on Investment Returns
3% Difference
9% vs 12% Rate
$210K/Year
On $7M Loan
$315K Total
18-Month Impact
Significant
Return Reduction
Consider a $10 million acquisition with $7 million in debt:
With 9% bridge rate:
- Annual interest: $630,000
- 18-month interest: $945,000
With 12% bridge rate:
- Annual interest: $840,000
- 18-month interest: $1,260,000
The 3% rate difference costs $315,000 over 18 months, directly reducing your investment returns.
This impact underscores the importance of:
- Shopping multiple lenders to secure competitive rates
- Accurately projecting rates in your underwriting
- Building rate sensitivity into your investment analysis
- Executing your business plan efficiently to minimize bridge loan duration
For related cost considerations, see our guide on bridge loan disadvantages.
What Questions Should You Ask Lenders About Rates?
When evaluating bridge loan proposals, asking the right questions reveals the true cost and terms of each option.
Rate structure questions:
- Is the rate fixed or floating?
- What benchmark is used for floating rates?
- What is the current spread over the benchmark?
- How frequently does the rate adjust?
- Is a rate cap required or available?
Fee questions:
- What is the origination fee?
- Is there an exit fee?
- What are extension fees if needed?
- Are there any other fees not disclosed?
Commitment questions:
- How long is the rate commitment valid?
- Is a rate lock available and at what cost?
- What conditions could affect the committed rate?
Comparison questions:
- What is the all-in effective rate including fees?
- How does this compare to your other recent loans?
- What would improve my rate on this transaction?
Thorough questioning ensures you understand exactly what you are committing to and enables accurate comparison across lenders.
For additional bridge financing guidance, compare options using our bridge loans vs hard money guide.
Frequently Asked Questions About Bridge Loan Interest Rates
What is the lowest bridge loan rate available? The most competitive bridge loan rates currently available fall in the 7.5% to 8.5% range for low-leverage loans on institutional-quality properties with experienced sponsors. Most borrowers should expect rates in the 9% to 11% range for typical transactions.
Are bridge loan rates negotiable? Yes, bridge loan rates are negotiable based on deal characteristics and competitive dynamics. Stronger borrowers, lower leverage, better properties, and multiple competing offers all create negotiating leverage for better rates.
How much higher are bridge loan rates than regular mortgages? Bridge loans typically carry rates 2% to 5% higher than permanent commercial financing. A property that might finance at 6% with permanent debt could require a 9% to 11% bridge loan.
Do bridge loan rates change during the loan term? Most bridge loans have floating rates that adjust with benchmark interest rates. If SOFR increases by 1%, your rate increases by 1% as well. Fixed rate bridge loans and loans with rate caps provide protection against rate increases.
What credit score do you need for the best bridge loan rates? While bridge lenders focus more on property fundamentals than personal credit, borrowers with scores above 720 typically receive better rates. Scores below 680 may result in rate premiums or limited lender options.