Orlando has a real high-end market, from lakefront estates in Windermere and Isleworth to historic homes in Winter Park and newer luxury in Lake Nona. Large bridge loans here fund those renovations, along with packages of resort-community vacation homes and groups of long-term rentals.
In short: LendingStreet provides short-term, interest-only residential investor bridge loans from $1M to $5M+ for 1-8 unit properties across the Orlando metro, with rates from 7.99% and closings in as little as 10 days on a complete file. Larger balances usually need a full valuation and are reviewed case by case. Exits include a sale, a blanket or individual DSCR refinance, or a jumbo DSCR loan when the rent supports it.
Single properties above $1 million are common in Windermere, the Butler Chain of Lakes, Isleworth, Bay Hill, Dr. Phillips, Winter Park, Baldwin Park and Lake Nona. Investors buy older lakefront or golf-course homes to renovate and sell, or to lease to executives and relocating families.
Packages make up the rest: several vacation homes in resort-zoned Osceola and Polk County communities bought from one owner, groups of long-term rentals in Orange and Seminole counties, or a few small apartment buildings near downtown. Large vacation homes with eight or more bedrooms can also exceed $1 million on their own.
Bridge loans are short term and interest-only, used when timing or condition rules out a permanent loan.
This example is illustrative and not a quote. An investor buys a dated lakefront home in Windermere for $2,400,000 and budgets $350,000 for renovation, a total cost of $2,750,000. Leverage varies by program; this example assumes a bridge loan at 70% of cost, or $1,925,000, leaving $825,000 of the investor's own funds. Estimated interest-only payments are about $16,844 a month, or about $151,594 over a 9-month project.
After renovation, the home sells for $3,400,000. After estimated selling costs of $238,000 and repayment of the bridge, about $1,237,000 remains before interest carry and other holding costs.
A rental exit would be harder. At a lease of $14,000 a month, a jumbo DSCR loan at 65% of value would carry a payment of about $21,086 with taxes and insurance, for a DSCR of about 0.66x. That is common for luxury homes in Orlando, which is why most high-end renovations here exit by sale.
| Item | Amount |
|---|---|
| Purchase price | $2,400,000 |
| Renovation budget | $350,000 |
| Bridge loan at 70% of cost | $1,925,000 |
| Investor funds | $825,000 |
| Estimated monthly interest-only payment | $16,844 |
| Sale price after renovation | $3,400,000 |
| Estimated selling costs | $238,000 |
| Remaining after bridge payoff, before carry | $1,237,000 |
| Rental exit DSCR at 65% jumbo refinance | 0.66x |
Larger balances usually need a full valuation. Lakefront and golf-course homes are valued on location, frontage and finish, and comparable sales at the top of the market can be thin. Provide renovation plans and budgets so the after-repair value can be supported.
For packages, every property is valued against its own comparables, and vacation homes may also be reviewed for their rental history. Resort-community homes are compared with similar homes in the same or nearby communities, since bedroom count, pool and theme-room features drive both value and revenue.
Hurricane wind coverage is a major cost on large Orlando homes, and insurers look closely at roof age, wind mitigation and the condition of plumbing and electrical systems. A renovation that replaces the roof and upgrades openings can reduce premiums for the next owner or for your own refinance.
Make sure builder's risk or vacant-property coverage is in place during the renovation. Funds for repairs are usually released through draws after inspections, so plan to cover the first stage of work or deposits from your own funds until the first draw is approved.
Orange County, the City of Orlando, Winter Park and Windermere each run their own permitting. Lakefront work may involve setbacks, seawall or dock permits and shoreline rules, which can lengthen the schedule. Build permitting time into the bridge term.
Rainy season storms from June through November can slow exterior work, and a named storm can shut down job sites for days. A realistic schedule avoids the cost of an extension. Contractors with experience on high-end lakefront homes are in demand, so confirm availability and lead times for windows, doors and roofing materials before you close.
Florida charges documentary stamp tax on deeds and notes and an intangible tax on new mortgages, which are meaningful on a multi-million dollar loan. Investors do not receive the homestead exemption, so property taxes after purchase will reflect the full new value.
For vacation home packages, confirm the short-term rental zoning for each property. The City of Orlando and most of unincorporated Orange County restrict investor nightly rentals, while resort-zoned Osceola and Polk communities allow them.
High-end single homes usually exit by sale. Packages of long-term rentals often refinance into a blanket portfolio DSCR loan or individual DSCR loans. Vacation home packages can refinance into STR DSCR loans that qualify on projected or actual revenue on some programs, and a single large property with strong income can move into a jumbo DSCR loan.
Run the exit at closing with realistic insurance and taxes, and keep reserves for carry if the sale takes longer than planned. Luxury listings in Orlando can take longer to sell than mid-priced homes, especially outside the winter and spring buying season.
Send the property details, purchase price, renovation budget, timeline and exit plan with the form below, or call (877) 298-1001.
Yes, for non-owner-occupied investment properties. Larger balances usually need a full valuation and are reviewed case by case.
Rates start from 7.99%. Larger balances are priced based on leverage, experience and the exit.
In as little as 10 days on a complete file, though high-value homes and packages often take longer.
Larger balances usually need a full valuation of each property.
Rents on high-end homes rarely cover a large loan payment once taxes and insurance are added, so a DSCR refinance is often difficult.
Yes, if they are in communities where nightly rentals are allowed. The exit can be an STR DSCR refinance on some programs.
On some programs. Repair funds are usually released in draws after inspections.
Yes. It can give you time to finish repairs or lease-up before a permanent refinance.
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