In San Francisco, a $1M bridge loan is not a large deal. It is a typical two-flat or a modest single-family home. The deals that need $2M to $5M+ are trust and estate sales of long-held homes, whole flats buildings and full renovations in the city's priciest neighborhoods.
In short: LendingStreet offers residential investor bridge loans in San Francisco from $1M to $5M+ on 1-8 unit properties, with rates from 7.99%, interest-only payments and closings in as little as 10 days. Larger balances usually need a full valuation and are reviewed case by case. Most large San Francisco bridge loans exit by sale after renovation, or by refinancing into a DSCR or jumbo DSCR loan at lower leverage once the property is leased.
Long ownership is the defining feature of the San Francisco market, and it shapes the large-loan business here. Many homes in Noe Valley, Glen Park, the Inner Sunset, the Marina, Cole Valley and Pacific Heights come to market through trusts and estates after decades with one owner. They often need everything: wiring, plumbing, foundation work and a new kitchen.
Large bridge loans also finance two-flat and three-flat buildings delivered vacant, homes bought before a seller's planned sale of another property, and the payoff of maturing construction or renovation loans on finished projects.
Residential investor bridge loans run from $150,000 to $5M+, with larger balances reviewed case by case. Terms are short and interest-only, and closings can happen in as little as 10 days when title and valuation cooperate.
Interest-only payments keep the monthly carry lower during a renovation or lease-up, which matters when the monthly interest on a $2M+ loan is five figures. The full balance is due at maturity, so the exit has to be real.
| Feature | Large bridge loan |
|---|---|
| Loan size | $1M to $5M+ (program from $150,000) |
| Property type | 1 to 8 residential units |
| Rates | From 7.99% |
| Payments | Interest-only |
| Valuation | Usually a full appraisal on larger balances |
| Typical exits | Sale, DSCR refinance, jumbo DSCR refinance |
This example is illustrative and not a quote. An investor buys a dated single-family home from a trust for $2,400,000 with a bridge loan of $1,800,000 and pays for a $350,000 renovation from their own funds. Property taxes are reassessed at the purchase price, about 1.18% a year.
Estimated monthly interest is about $15,750. Over a 10-month hold, interest totals about $157,500 and taxes about $23,600. If the home sells for $3,300,000 and transfer tax plus selling costs run about 6.5% ($214,500), the investor's margin after repaying the loan, carrying costs, renovation and their down payment is about $154,400, before insurance and purchase closing costs.
| Item | Amount |
|---|---|
| Purchase price | $2,400,000 |
| Bridge loan | $1,800,000 |
| Renovation (investor funds) | $350,000 |
| Estimated monthly interest | $15,750 |
| Interest over 10 months | $157,500 |
| Taxes over 10 months | $23,600 |
| Sale price | $3,300,000 |
| Transfer tax and selling costs (est.) | $214,500 |
| Margin before other costs | $154,400 |
San Francisco permits can take longer than investors plan for, especially for structural work, additions or anything that needs neighborhood notice. A bridge loan is short-term money, so the permit path should be clear before closing. Underwriters will ask what work needs permits and how long the plan assumes.
Over-the-counter permits for interior work move faster than projects that need Planning review. Build extra months of interest into your budget either way.
If a project stalls, talk to us early. Extension options, where available, are easier to arrange before maturity than after it. Investors who come to us with a realistic schedule and a contingency for permit delays rarely need them.
San Francisco rents are high but prices are higher. A $3M single-family home might rent for $10,000 to $12,000 a month, which will not cover a long-term loan at normal leverage once taxes and insurance are added. That is why the most common exit for a large single-family home is a sale.
Flats buildings are different. Once the units are leased at market, a DSCR or jumbo DSCR refinance can work at lower leverage. Vacant units are not subject to old in-place rents, which helps. See our bridge-to-DSCR guide for how the handoff works.
Whichever exit you choose, test it before you close. Price the sale conservatively against recent comparable sales, and run the DSCR on realistic rents to see what refinance balance the property can carry.
Larger balances usually need a full appraisal. Unique homes, view lots and buildings with mixed rent-controlled and market units can be hard to value. Help the appraiser with recent nearby sales, your scope of work and any as-completed value support.
Lenders generally size the loan on the lower of purchase price and appraised value, so a strong appraisal matters on every large deal.
For flats buildings, the appraiser will also look at the rent roll. A building with one long-term controlled tenant is valued differently from one delivered fully vacant, and that difference can be several hundred thousand dollars in San Francisco.
On a $2M+ bridge loan, experience with similar renovations, cash reserves to carry the loan through a slow sale, and a realistic exit price matter as much as the property. An investor who has finished projects in San Francisco and knows the permit process gets the most flexible terms.
Send the address, purchase contract, scope of work, budget and your exit plan. If the deal is a trust or probate sale, include the expected court or trustee timeline so we can match the closing date. Call (877) 298-1001 or use the form below and we will tell you quickly whether the deal fits.
Roughly $1M to $5M+. The bridge program starts at $150,000, and larger balances are reviewed case by case.
Usually not. Larger balances generally need a full valuation.
In as little as 10 days when title, valuation and documents are ready. Trust and probate sales sometimes add steps on the seller side, such as court confirmation or trustee approvals, so build those into your closing date.
Yes, on 1 to 8 unit residential properties. Buildings of 9+ units belong on our multifamily page.
Yes, once the property is leased and the rent supports the payment. In San Francisco that often means lower leverage than the bridge loan.
Rates start from 7.99%. Your terms depend on the deal, leverage and experience.
Yes, for investment properties. The sale of the other property can be part of the exit plan.
No. Our investor loans are business-purpose loans on non-owner-occupied property.
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