You found your next home in Stafford County before your current Spotsylvania property sold. Now what? Bridge loans solve exactly this problem: short-term financing that taps your existing home’s equity to fund the purchase of a new one, without waiting on a sale to close.
But not every lender offers bridge financing, and the terms vary dramatically. Some require a minimum credit score of 680 or higher. Others charge origination fees that eat into your equity. A few won’t touch non-owner-occupied properties at all.
This guide breaks down companies that offer competitive bridge loan programs in 2026, starting with the option that gives Fredericksburg-area borrowers the most flexibility across the widest lender network. Whether you’re a move-up buyer in Prince William County, a real estate investor in Spotsylvania, or a veteran navigating a PCS move near Quantico, this comparison will help you find the right bridge loan structure for your situation.
For context on how bridge loans fit into a broader financing strategy, see our guides on home loans in Fredericksburg, smart mortgage planning tips for Fredericksburg homebuyers, and Fredericksburg cash-out refinance options.
Understanding Bridge Loans: What You’re Actually Borrowing
Before comparing lenders, it helps to understand exactly what a bridge loan is and how it’s structured. According to the Consumer Financial Protection Bureau (CFPB), bridge loans are short-term mortgage products, typically 6 to 12 months and occasionally up to 24 months, designed to bridge the gap between purchasing a new property and selling an existing one.
Bridge loans are secured by your current home’s equity. They are NOT the same as a HELOC. A HELOC is an open-ended revolving line of credit; a bridge loan is a closed-end, fixed-term instrument with a defined payoff date tied to your home sale.
Key structural facts to know before you shop:
Lien position: Bridge loans are typically structured as first or second liens on the departing residence, depending on whether your existing mortgage is paid off or carried forward.
LTV ratios: Most lenders cap bridge loans at 70% to 80% of the combined property values, though this varies significantly by lender and borrower profile.
Interest-only payments: Most bridge loans are interest-only during the term, with the full principal due at maturity when the departing home sells.
Rate premium: Bridge loan rates are generally higher than conventional 30-year mortgage rates due to the short-term, higher-risk nature of the product.
Regulatory context: The CFPB does not regulate bridge loans under the same Qualified Mortgage (QM) rules as traditional mortgages. This gives lenders more flexibility in structuring terms, but it also means borrowers carry more risk exposure. Read the terms carefully.
Bridge Loan Breakeven Math: A Fredericksburg Scenario
Before choosing a lender, run the numbers. Here is a worked example using a realistic Stafford County scenario. These figures are illustrative for educational purposes only. Actual rates, fees, and LTV limits vary by lender and borrower profile.
Scenario: You own a Stafford County home valued at $550,000 with a $200,000 remaining mortgage balance. You want to purchase a $500,000 home in Spotsylvania before your current home sells.
Step 1 — Calculate available bridge equity:
$550,000 (current home value) × 75% LTV = $412,500 maximum bridge loan
$412,500 minus $200,000 (existing mortgage payoff) = $212,500 available bridge proceeds
Step 2 — Calculate monthly carrying cost:
$212,500 × 9.5% interest rate ÷ 12 months = $1,682 per month (interest-only)
Step 3 — Estimate total bridge cost if home sells in 4 months:
4 months × $1,682 = $6,728 in interest
Origination fee at 1.5%: $212,500 × 1.5% = $3,188
Total estimated bridge cost: approximately $9,916
The real question: Is $9,916 worth avoiding a contingent offer that might lose the Spotsylvania home to a competing buyer? In a competitive Fredericksburg-area market where homes move quickly, the answer is often yes.
The table below shows how monthly carrying costs scale across a range of bridge loan rates on a $300,000 bridge loan (interest-only, educational illustration only, does not include origination fees or closing costs):
Bridge Loan Rate-Payment Reference Table — $300,000 Loan (Interest-Only)
Rate | Monthly Payment | 6-Month Total Cost | 12-Month Total Cost
8.5% | $2,125 | $12,750 | $25,500
9.0% | $2,250 | $13,500 | $27,000
9.5% | $2,375 | $14,250 | $28,500
10.0% | $2,500 | $15,000 | $30,000
10.5% | $2,625 | $15,750 | $31,500
Note: For educational illustration only. Does not include origination fees, closing costs, or other lender charges. Contact a licensed mortgage professional for actual rate quotes.
1. Fredericksburg Mortgages — Duane Buziak, NMLS #1110647
Best for: Fredericksburg-area borrowers who want access to the widest possible bridge loan lender network, including VA, non-QM, and investor scenarios.
Fredericksburg Mortgages is an independent mortgage broker serving Fredericksburg, Stafford, Spotsylvania, and Prince William County VA with access to 500+ wholesale lenders — not one bank’s limited product shelf.
Where This Tool Shines
The fundamental advantage of working with an independent broker for a bridge loan is lender competition. Retail banks and direct lenders can only offer their own bridge product at their own pricing. A broker with 500+ wholesale lender relationships can simultaneously shop your bridge loan scenario across multiple lenders, identifying which ones will actually approve your specific situation and at what cost.
This matters more with bridge loans than almost any other product, because bridge loan availability is inconsistent across lenders. Some lenders offer it; many don’t. Some will do it for owner-occupied scenarios only; others are investor-focused. Having one point of contact who can navigate all of those channels simultaneously is a structural advantage that retail competitors like Movement Mortgage, Fairway Independent, or New American Funding simply cannot replicate — they’re limited to their own product shelf.
Key Features
500+ Wholesale Lender Access: Critical for bridge loan availability and rate competition — most retail lenders offer one bridge product at one price point.
NoTouch Credit Pre-Qualification: Explore bridge loan feasibility with no hard credit pull, protecting your credit score during the early exploration phase.
VA Bridge Strategies to 500 FICO: Serving Quantico and the broader military community with VA loan expertise that retail lenders often can’t match on credit flexibility.
Non-QM and Bank Statement Bridge Options: Self-employed borrowers who can’t document income through W-2s have options here that Rocket Mortgage and Veterans United typically do not offer.
DSCR Bridge-to-Rental Strategies: For Fredericksburg-area real estate investors using bridge financing to acquire properties before converting to long-term rental financing.
24/7 Availability: Bridge loan scenarios often emerge during competitive purchase situations outside banker hours. Retail bank competitors operate on set schedules.
Best For
Move-up buyers in Stafford, Spotsylvania, and Prince William County; veterans navigating PCS moves near Quantico; self-employed borrowers needing non-QM bridge solutions; and real estate investors pursuing DSCR bridge-to-rental strategies. Anyone who wants to compare multiple bridge loan options simultaneously rather than accepting one lender’s terms.
Pricing
Broker fees vary by transaction. Wholesale pricing is typically lower than retail bank equivalents because the broker accesses lender pricing before retail markup. Contact Duane Buziak directly at (540) 870-5594 or visit FredericksburgMortgages.com for current bridge loan rate quotes.
2. Fairway Independent Mortgage
Best for: Borrowers who prefer a nationally recognized retail lender with a documented bridge loan product and local Fredericksburg presence.
Fairway Independent Mortgage is one of the few national retail lenders that publicly documents a bridge loan product, making it a legitimate competitor in the Fredericksburg market where Jordan Taylor and Scott Hine represent the brand locally.
Where This Tool Shines
Fairway’s documented bridge loan program gives it a genuine advantage over retail competitors like Movement Mortgage and New American Funding, where bridge loan availability is less consistently advertised. If you’re already working with a Fairway loan officer and want to keep your transaction under one roof, their bridge product is worth evaluating.
The honest comparison: Fairway is a retail lender, meaning you’re getting one lender’s bridge product at one price point. You won’t have the ability to shop your scenario across multiple lenders simultaneously the way an independent broker can. But for borrowers who value a single-lender relationship and Fairway’s national infrastructure, it’s a credible option.
Key Features
Documented Bridge Loan Program: Fairway publicly advertises a bridge loan product — not all retail lenders do.
Local Fredericksburg Presence: Jordan Taylor and Scott Hine are established local loan officers with community relationships.
Conventional and Government Loan Complement: Strong conventional, FHA, and VA capabilities to pair with bridge financing for the new purchase.
National Infrastructure: Large retail lender with established processes and compliance infrastructure.
Best For
Borrowers already in a Fairway relationship who want to keep their bridge and purchase financing under one roof. Conventional move-up buyers with strong credit profiles who want a straightforward retail experience.
Pricing
Retail pricing. Rates and fees vary by borrower profile. Visit fairwayindependentmc.com or contact a local Fairway loan officer for current bridge loan terms.
3. New American Funding
Best for: Borrowers seeking a retail lender with a broad product suite that includes bridge loan options alongside conventional, FHA, and VA programs.
New American Funding is a national retail lender with documented bridge loan capabilities as part of a broader product suite, represented locally in Fredericksburg by Dena Cooke.
Where This Tool Shines
New American Funding’s strength is product breadth within a retail lender structure. They offer conventional, FHA, VA, jumbo, and non-QM products alongside bridge financing, which means a borrower can potentially handle both the bridge loan and the new purchase mortgage with one lender. Their non-QM capabilities are more developed than many retail competitors, which can matter for self-employed borrowers.
The honest limitation: Like any retail lender, New American Funding can only offer their own products at their own pricing. If their bridge loan product doesn’t fit your specific scenario — whether due to credit, property type, or loan structure — you’ll need to look elsewhere. An independent broker can identify that mismatch early and pivot to a different lender without starting over.
Key Features
Bridge Loan Product Availability: Documented as part of their product suite, not an afterthought.
Non-QM Capabilities: More developed than typical retail lenders, useful for self-employed borrowers.
Full Government Loan Suite: FHA, VA, and USDA available to complement bridge financing.
Local Fredericksburg Presence: Dena Cooke provides local relationship-based service.
Best For
Borrowers who want a retail lender with non-QM capabilities and documented bridge loan availability. Particularly relevant for self-employed borrowers who want to stay within a single retail lender’s ecosystem.
Pricing
Retail pricing. Visit newamericanfunding.com for current product information and rate guidance.
4. Guild Mortgage
Best for: Move-up buyers seeking a nationally established retail lender with a documented bridge loan program and broad geographic reach.
Guild Mortgage is a national retail lender that publicly offers bridge loans as a documented product, placing it among the minority of retail lenders that actively advertise this capability.
Where This Tool Shines
Guild’s bridge loan program is designed for move-up buyers who need to purchase before selling. Their documentation of the product publicly is notable — many retail lenders quietly offer bridge financing only when asked, without clear published terms. Guild’s transparency on this product makes it easier to evaluate upfront.
As a retail lender, Guild’s bridge product is one offering at one price point. Borrowers with complex scenarios — investor properties, non-QM income documentation, or VA bridge strategies — may find that Guild’s conventional-focused bridge product doesn’t accommodate their needs. For straightforward owner-occupied move-up scenarios with conventional financing, Guild is worth evaluating.
Key Features
Documented Bridge Loan Program: Publicly advertised, not a behind-the-scenes product.
Move-Up Buyer Focus: Structured for owner-occupied purchase-before-sale scenarios.
National Reach with Virginia Presence: Established operations in the Virginia market.
Broad Conventional and Government Loan Suite: Conventional, FHA, VA, and jumbo to complement bridge financing.
Best For
Conventional move-up buyers with strong credit profiles pursuing owner-occupied bridge scenarios. Borrowers who value a nationally established retail lender with clear bridge loan documentation.
Pricing
Retail pricing. Visit guildmortgage.com for current bridge loan terms and availability in Virginia.
5. Truist Bank
Best for: Existing Truist banking customers with strong credit profiles seeking a bank-based bridge loan with an established banking relationship.
Truist Bank offers bridge loans as a bank portfolio product, with local representation in Fredericksburg through Vickie Pittman.
Where This Tool Shines
Truist’s bridge loan product benefits from the bank’s portfolio lending capability — they hold loans on their own books rather than selling them to the secondary market, which can allow for more flexibility in deal structure for existing banking customers. If you have a strong, long-standing relationship with Truist and meet their credit requirements, the bank relationship can streamline the process.
The honest limitation: Bank bridge loans typically require strong credit and an existing banking relationship. Truist is not a wholesale lender and cannot shop your scenario across multiple lender networks. Borrowers who don’t have an established Truist relationship, or who fall outside conventional credit parameters, will find fewer options here than with an independent broker.
Key Features
Bank Portfolio Lending: Truist can hold bridge loans in-house, which can allow for some structural flexibility.
Existing Relationship Advantage: Banking customers with established history may find a smoother process.
Local Fredericksburg Presence: Vickie Pittman provides local service and community knowledge.
Full Banking Services: Bridge loan can be integrated with existing deposit and banking accounts.
Best For
Existing Truist banking customers with strong credit profiles and conventional move-up buyer scenarios. Not the best fit for investors, self-employed borrowers, or veterans seeking VA-specific bridge strategies.
Pricing
Bank pricing. Rates and terms vary by credit profile and existing relationship. Contact a local Truist branch or visit truist.com for current bridge loan availability.
6. Figure Lending
Best for: Tech-comfortable borrowers seeking a fast, digital-first home equity lending experience with bridge-adjacent product structures.
Figure Lending is a fintech-driven home equity and lending platform offering HELOC and bridge-adjacent products with a fully digital application process, available in Virginia.
Where This Tool Shines
Figure’s technology-driven underwriting process is built for speed. For borrowers who are comfortable with a fully digital experience and want fast decisions on home equity-based products, Figure’s platform can move significantly faster than traditional bank underwriting timelines. Their use of blockchain-based technology in the underwriting and closing process is a genuine differentiator in the fintech lending space.
An important distinction: Figure’s primary products are HELOC and home equity loan structures, which are related to but not identical to traditional bridge loans. Borrowers who need a true closed-end bridge loan with a defined term tied to a home sale may find that Figure’s product structure doesn’t perfectly match their need. Evaluate whether their equity-based products solve your specific timing gap before committing to the digital process.
Key Features
Digital-First Application: Fully online process with technology-assisted fast decision timelines.
Home Equity-Based Products: HELOC and equity loan structures that can serve bridge-adjacent financing needs.
Blockchain-Assisted Underwriting: Technology infrastructure designed to compress traditional underwriting timelines.
Virginia Availability: Confirmed availability in the Virginia market.
Best For
Tech-comfortable borrowers who want a fast digital experience for home equity-based financing. Best suited for scenarios where a HELOC or equity loan structure works in place of a traditional bridge loan.
Pricing
Rates vary by credit profile and equity position. Visit figure.com for current rates and product availability in Virginia.
7. Kiavi (formerly LendingHome)
Best for: Real estate investors seeking purpose-built bridge financing for fix-and-flip and BRRRR strategy acquisitions on non-owner-occupied properties.
Kiavi is a purpose-built bridge loan lender for real estate investors, offering short-term financing on non-owner-occupied properties including single-family and small multifamily acquisitions.
Where This Tool Shines
Kiavi is built from the ground up for real estate investor bridge loans, which means their underwriting, timelines, and product structures are designed around investor needs rather than adapted from owner-occupied mortgage products. For Fredericksburg-area investors pursuing fix-and-flip projects or BRRRR strategy acquisitions in Stafford, Spotsylvania, or Prince William County, Kiavi’s investor-specific infrastructure is a genuine advantage over retail lenders trying to adapt conventional bridge products to investor scenarios.
Their technology-assisted underwriting is designed to provide faster decisions than traditional lenders, which matters when you’re competing for investment properties in a fast-moving market. Kiavi is a national lender with Virginia presence, so Fredericksburg-area investors can access their platform directly.
Key Features
Investor-Specific Bridge Loan Design: Built for non-owner-occupied scenarios, not adapted from owner-occupied products.
Fix-and-Flip and Bridge-to-Rental Structures: Product options aligned with common investor strategies.
Non-Owner-Occupied Eligible: Covers single-family and small multifamily investment properties.
Technology-Assisted Underwriting: Designed for faster decisions on investment property deals.
Virginia Presence: Available to Fredericksburg-area real estate investors.
Best For
Real estate investors in Fredericksburg, Stafford, Spotsylvania, and Prince William County pursuing fix-and-flip projects or BRRRR acquisitions on non-owner-occupied properties. Not designed for owner-occupied move-up buyer scenarios.
Pricing
Rates and fees vary by deal structure, property type, and borrower experience level. Visit kiavi.com for current investor bridge loan pricing and eligibility requirements.
8. RCN Capital
Best for: Experienced real estate investors seeking asset-based bridge lending on single-family, multifamily, or mixed-use properties with flexible underwriting.
RCN Capital is a national direct private lender specializing in short-term bridge loans and long-term rental financing for real estate investors, with Virginia included in their lending footprint.
Where This Tool Shines
RCN Capital’s investor-focused underwriting approach is asset-based rather than income-based, which means the deal’s merits — property value, equity position, exit strategy — carry more weight than traditional income documentation. For investors who have built equity across a portfolio but don’t fit conventional income documentation requirements, this underwriting philosophy is a meaningful advantage.
RCN also covers a broader property type range than many investor bridge lenders, including single-family, multifamily, and mixed-use properties. Loan terms typically run 12 to 24 months, giving investors more runway than the 6-to-12-month structures common at conventional lenders. For Fredericksburg-area investors with complex portfolios or mixed-use acquisition strategies, RCN’s flexibility is worth evaluating.
Key Features
Asset-Based Underwriting: Deal merits and property equity position weighted heavily alongside borrower profile.
Broad Property Type Eligibility: Single-family, multifamily, and mixed-use properties all eligible.
12-24 Month Loan Terms: Longer terms than typical short-term bridge products, useful for complex renovation timelines.
Fix-and-Flip and Rental Acquisition: Product structures aligned with common investor exit strategies.
National Reach Including Virginia: Available to Fredericksburg-area investors.
Best For
Experienced real estate investors with complex portfolios, mixed-use acquisition strategies, or non-traditional income documentation needs. Particularly useful for investors who need longer bridge terms than conventional lenders offer.
Pricing
Rates vary by deal structure, property type, and borrower experience. Visit rcncapital.com for current investor bridge loan terms and eligibility requirements.
9. Lima One Capital
Best for: Real estate investors seeking a well-capitalized, institutionally backed bridge lender with a full suite of investor loan products including bridge, fix-and-flip, and rental financing.
Lima One Capital is a nationally recognized direct lender for real estate investors offering bridge loans, fix-and-flip financing, new construction loans, and long-term rental products.
Where This Tool Shines
Lima One’s institutional backing and full investor loan product suite make it a strong choice for investors who want to work with a single lender across multiple deal types. Their bridge loan product is part of a broader ecosystem that includes fix-and-flip, new construction, and rental financing, which means investors can potentially transition from bridge to long-term financing within the same lender relationship.
Lima One is well-documented in the investor lending space and has built a reputation for consistent execution on investor bridge transactions. For Fredericksburg-area investors who are scaling a portfolio across Stafford, Spotsylvania, and Prince William County, the ability to work with one institutional lender across multiple deal types can reduce friction significantly compared to piecing together multiple lender relationships.
Key Features
Full Investor Loan Suite: Bridge, fix-and-flip, new construction, and rental financing under one roof.
Bridge-to-Rental Transition: Investors can move from bridge to long-term rental financing within the same lender relationship.
Institutionally Backed: Well-capitalized direct lender with consistent execution track record.
Experienced Investor Focus: Underwriting and product structures built for active real estate investors.
Best For
Active real estate investors scaling portfolios in the Fredericksburg MSA who want a single institutional lender relationship across bridge, fix-and-flip, and long-term rental products. Particularly strong for investors with multiple simultaneous deals.
Pricing
Rates and fees vary by deal structure, property type, and borrower experience. Visit limaonecapital.com for current bridge loan pricing and program details.
Frequently Asked Questions About Bridge Loans in Fredericksburg VA
Q: What is a bridge loan and how does it work?
A bridge loan is a short-term mortgage, typically 6 to 12 months, secured by your current home’s equity. It provides funds to purchase a new home before your existing home sells. Most bridge loans are interest-only during the term, with the principal repaid when your departing home closes. The CFPB provides consumer-facing guidance at consumerfinance.gov.
Q: Can veterans use bridge loans for PCS moves near Quantico?
Yes. Veterans can use bridge financing to solve PCS relocation timing gaps. VA loan benefits apply to the new purchase mortgage, not the bridge loan itself, since bridge loans are short-term instruments. For VA loan program details, visit va.gov/housing-assistance/home-loans. Working with a broker who specializes in VA loans down to 500 FICO — like Fredericksburg Mortgages — is particularly important for veterans with non-standard credit profiles.
Q: What credit score do I need for a bridge loan?
Requirements vary significantly by lender. Many conventional bridge lenders require 680 or higher. Some wholesale lenders accessible through independent brokers have lower thresholds. Investor-focused bridge lenders like Kiavi and RCN Capital use asset-based underwriting where the property’s value and equity position carry more weight than credit score alone. Use a no-credit-hit pre-qualification to explore your options before committing to a hard pull.
Q: How is a bridge loan different from a HELOC?
A HELOC is an open-ended revolving line of credit; a bridge loan is a closed-end, fixed-term instrument. Bridge loans are designed with a specific payoff trigger — the sale of your departing home. HELOCs are ongoing credit facilities. The CFPB does not regulate bridge loans under the same Qualified Mortgage rules as traditional mortgages, which gives lenders more structural flexibility but also means borrowers should review terms carefully.
Q: Do I need to sell my home before applying for a bridge loan?
No. The entire purpose of a bridge loan is to allow you to purchase before selling. You apply based on the equity in your current home, and the bridge loan is repaid when that home sells.
Q: Are bridge loans available for investment properties in Fredericksburg?
Yes, but the lender pool is different. Owner-occupied bridge loans are offered by retail lenders like Fairway, New American Funding, and Guild. Non-owner-occupied investor bridge loans are the specialty of lenders like Kiavi, RCN Capital, and Lima One Capital. An independent broker can navigate both channels depending on your scenario.
Q: What is the typical LTV on a bridge loan?
Most lenders cap bridge loans at 70% to 80% of the combined property values, though this varies by lender, property type, and borrower profile. Using the Stafford County example above: a home valued at $550,000 at 75% LTV yields a maximum bridge loan of $412,500 before deducting the existing mortgage payoff.
Lender Comparison by Borrower Type
Not every bridge loan lender is the right fit for every borrower. Here is a structured comparison by scenario:
Move-Up Buyer (Owner-Occupied, Conventional Credit): Fredericksburg Mortgages (broker access to multiple lenders), Fairway Independent, Guild Mortgage, New American Funding, Truist (existing customers).
Veteran / Active Military (PCS Move, Quantico Area): Fredericksburg Mortgages is the strongest option due to VA loan expertise down to 500 FICO and ability to combine VA purchase financing with bridge strategies. Retail lenders have more limited VA bridge flexibility.
Self-Employed Borrower (Non-QM, Bank Statement Income): Fredericksburg Mortgages (non-QM and bank statement bridge access through wholesale lenders), New American Funding (retail non-QM capabilities). Most retail lenders have limited non-QM bridge options.
Real Estate Investor (Non-Owner-Occupied, Fix-and-Flip, BRRRR): Kiavi, RCN Capital, Lima One Capital are purpose-built for this scenario. Fredericksburg Mortgages can also access DSCR bridge-to-rental strategies through wholesale channels. Retail lenders are generally not the right fit for investor bridge loans.
Tech-Forward Borrower (HELOC-Adjacent, Fast Digital Process): Figure Lending for home equity-based products with a fully digital experience.
Which Bridge Loan Option Is Right for You
The right bridge loan lender depends entirely on your scenario: property type, credit profile, income documentation method, and whether you’re buying a primary residence or an investment property. That’s why the broker model matters so much for bridge financing specifically.
Retail lenders like Fairway Independent, Guild Mortgage, and New American Funding offer legitimate bridge loan products, and for straightforward owner-occupied move-up scenarios with conventional credit, they’re worth evaluating. Truist is a reasonable option for existing banking customers. For investor bridge loans, Kiavi, RCN Capital, and Lima One Capital are purpose-built for that use case.
But if you want to compare multiple bridge loan options simultaneously, access wholesale pricing across 500+ lenders, explore VA bridge strategies down to 500 FICO, or get a no-credit-hit pre-qualification before committing to a hard pull, an independent broker is the structural advantage that retail competitors can’t replicate.
The Fredericksburg-area real estate market moves quickly. Stafford County, Spotsylvania, and Prince William County are active move-up markets where timing gaps between purchase and sale are a real, recurring challenge. Having the right bridge loan structure in place before you need it is smart mortgage planning.
Ready to compare your options with a broker who works for you, not the bank? Call or text Duane Buziak at (540) 870-5594 or get started with a no-credit-hit pre-qualification today.