Utah County's growth has created a steady flow of large residential deals: builders selling blocks of new townhomes, long-time landlords selling groups of student fourplexes, and high-value homes in Alpine, Highland and Lehi. When those deals need speed, a large bridge loan is often the tool.
In short: LendingStreet provides residential investor bridge loans from $1M to $5M+ in Provo and across Utah County, with rates from 7.99% and closings in as little as 10 days. Loans are short-term and interest-only on 1 to 8 unit investment properties. Larger balances usually need a full valuation, and the exit is a sale, a DSCR or blanket refinance, or a jumbo DSCR loan.
Builder packages are a Utah County specialty. In Vineyard, Saratoga Springs, Lehi, Eagle Mountain and Spanish Fork, builders sometimes sell several finished townhomes or homes to one investor at once, especially at the end of a phase. Groups of fourplexes near BYU or UVU also trade as packages when an owner retires. On the high-value side, homes in Alpine, Highland, Lehi's Traverse Mountain and Provo's Riverbottoms can exceed $1.5M on their own.
Buildings with 9 or more units are commercial and handled separately.
| Deal type | Typical location | Usual exit |
|---|---|---|
| Builder townhome package | Vineyard, Saratoga Springs, Lehi | Sell some units, refinance the rest |
| Student fourplex package | Provo near BYU, Orem near UVU | Blanket DSCR loan |
| High-value single-family | Alpine, Highland, Traverse Mountain | Jumbo DSCR refinance or sale |
| Maturing loan payoff | County-wide | Refinance or sale |
Builders closing out a phase want a fast, certain buyer, and a bridge loan can close in as little as 10 days when title and valuation are ready. Bridge financing also fits deals where the end plan is mixed: sell some units, keep others as rentals, and refinance once the rents are proven.
Older fourplex packages often need renovation and re-leasing before they qualify for long-term financing, and investors with maturing short-term loans use a new bridge loan to finish their plan.
Speed also matters on the high-value side. Alpine and Highland homes with views and acreage draw competing offers, and a buyer who plans to lease the home long-term can use a bridge loan to close quickly, then refinance into a jumbo DSCR loan once a tenant signs.
Larger balances usually need a full valuation, and each property in a package is typically valued. Because Utah is a non-disclosure state, sale prices are not public record, so appraisers rely on MLS data and their own research. For new builder packages, the reviewer will look at the builder's recent retail sales and whether a bulk discount reflects true value.
Experience, reserves and a written plan for each unit make the review smoother.
For older fourplex packages near BYU or UVU, the appraiser will rent each unit based on legal occupancy and comparable leases, not by-the-bedroom student rents above what the zone allows. Build your exit around those figures.
This example is illustrative and not a quote. An investor buys 6 new townhomes from a builder in Saratoga Springs at $420,000 each, $2,520,000 total. A bridge loan at 70% of the price is $1,764,000, with estimated interest-only payments of about $15,435 a month.
The plan is to sell two units at about $440,000 each and use the net proceeds, about $809,600 after selling costs, to pay down the loan to about $954,400. The four remaining units lease for $2,300 each, or $9,200 a month. A DSCR refinance at $954,400 would carry estimated principal and interest of about $6,837, plus taxes (with the residential exemption), insurance and HOA dues of about $1,680, for a total of about $8,517. DSCR on the four kept units would be about 1.08x.
Keeping all six on long-term debt at the full bridge balance would not clear 1.0x at these rents, which is why the sale of two units is part of the plan from day one.
| Stage | Figure |
|---|---|
| Purchase price, six units | $2,520,000 |
| Bridge loan (70%) | $1,764,000 |
| Estimated monthly interest-only payment | $15,435 |
| Net proceeds from two sales | $809,600 |
| Refinance balance on four units | $954,400 |
| Rent on four units | $9,200 |
| Exit DSCR | About 1.08x |
A package of rentals often exits into a blanket portfolio loan or individual DSCR loans. A high-value home in Alpine or Highland leased long-term can refinance into a jumbo DSCR loan, which covers about $1.5M to $5M+ with max LTV that varies by program. Utah's residential exemption on long-term rentals keeps taxes low, which helps the exit ratio, but prices are high relative to rents, so expect lower leverage on the permanent loan.
Our bridge to DSCR guide explains timing and what the permanent loan will require.
Test the exit ratio at a moderate leverage before you buy the package, using current market rents for each unit you plan to keep and realistic HOA dues and insurance quotes.
Utah has no real estate transfer tax, which helps on large purchases. Title insurance and recording fees apply. New construction may not have a full tax bill yet; budget taxes on the purchase price with the residential exemption only if the units will be long-term rentals, and confirm the exemption with the Utah County assessor once tenants move in.
Ask the builder for the expected tax figure once the units are assessed.
New-build packages can lease and sell quickly in strong months, but Utah County has a lot of new supply, and competing builder incentives can slow resales. Older fourplex renovations depend on contractor schedules and city permits. Keep reserves for several months of interest and build a cushion into the term. HOA rules in newer communities sometimes limit how many units one investor can rent, so read them before you buy a package.
If the plan includes selling units, price them against the builder's current retail sales and incentives, not last year's peak prices.
Send the addresses, price, rent and sale assumptions, scope of work if any, and your exit plan. The team will size the loan, confirm valuation needs and come back with terms. Call (877) 298-1001 or use the form below.
Our residential bridge program runs from $150,000 to $5M+, with $1M+ balances reviewed case by case.
Rates start from 7.99%, depending on leverage, property, experience and exit.
Yes, as long as each property is a 1 to 8 unit residential property and the plan supports the exit.
Larger balances usually need a full valuation, and each property in a package is typically valued.
Yes. Selling some units to pay down the loan and refinancing the rest is a common plan.
No. Utah does not have a real estate transfer tax.
Often a jumbo DSCR refinance once the home is leased, or a sale.
In as little as 10 days when title and valuation are ready.
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