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Program 04

CRE Bridge in Raleigh

Raleigh commercial bridge loans before permanent financing.

Access equity or finance a project before permanent financing. Flexible commercial bridge across property types, with terms up to 24-36 months and loan sizes up to $10M. Around Research Triangle Park, the deal is usually older lab or office stock being repositioned, or a campus-adjacent asset held while it stabilizes. Business-purpose only, and every structure is set in underwriting.

CRE Bridge in Raleigh, NC from USA Mortgage
$10M
max loan
24-36 mo
terms
All types
property
Cash-out
available

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

Use bridge capital to reposition an asset, buy out a partner, or stabilize before a refinance. We move quickly on commercial deals that banks find too time-sensitive. When the asset is stabilized, we refinance you out of the bridge and into long-term permanent debt, which we also place in house, so you have a clear exit from day one.

Who it's for
Value-add commercial real estate
Repositioning and lease-up
Partner buyouts
Pre-stabilization holds
Typical terms
Loan amountUp to $10M
Max leverageUp to 75% LTV
TermUp to 24 to 36 months
RateFrom 9.00%*
PaymentsInterest-only
StructureBridge or cash-out
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

CRE Bridge in Raleigh, answered.

What kind of commercial deal actually needs a bridge loan in the Raleigh area?
Research Triangle Park repositioning, and campus-adjacent assets near one of the three universities. RTP is 7,000 acres with 22.5 million square feet of built space, founded in 1959, home to more than 300 companies employing roughly 55,000 workers plus about 10,000 contractors. It's unincorporated, mostly in Durham County with about a quarter in Wake County, and North Carolina law keeps any city from annexing it. Older office or lab stock inside the park that needs a lease-up or a lab conversion before it qualifies for permanent debt is a natural fit for a CRE bridge loan. No metro-level CRE vacancy or cap-rate series exists for the Triangle, so we underwrite the lease and the tenant, not a published market number.

Sources: rtp.org, en.wikipedia.org

Why would an RTP lab or office repositioning need a bridge loan instead of a bank term loan?
Because a bank underwriting committee waits for the asset to already cash flow, and a specialized build-out doesn't get there on its own timeline. Converting older RTP office space to lab use, or re-tenanting a building that lost a life-sciences lease, takes months a permanent lender won't carry mid-project. We fund that stretch with our own capital, up to $10M and up to 75% LTV, interest-only, for 24 to 36 months, then refinance you into permanent debt we also place in house once the space is leased and stabilized. Terms are subject to underwriting.
Does a campus-adjacent property near NC State, Duke or UNC carry the same tax stack?
No, and that's the single biggest underwriting variable on a Triangle CRE deal. The three research universities sit in three different counties on three different tax and revaluation cycles: on the fiscal 2025-2026 rates that put all three on one footing, NC State sits in Wake County (revalued 2024, combined Raleigh rate $0.8721 per $100), Duke in Durham County ($0.9913, about 14% more), and UNC in Orange County, where a Chapel Hill address runs $1.1383, about 30% more than Raleigh on the same assessed value. Wake's own tax-year 2026 combined Raleigh rate is newer, $0.9091 per $100. A scattered Triangle CRE position has to be modeled county by county, not blended into one metro number.

Sources: s3.us-west-1.amazonaws.com, ncdor.gov

Is there published vacancy or cap-rate data for Raleigh commercial real estate?
No, and we won't pretend otherwise. No research house's Triangle CRE vacancy, rent or cap-rate series was found for Raleigh, Durham or the wider metro at the property-type level. Pages and pitches that cite a Triangle office or industrial cap rate are working from a source we could not verify. We underwrite each CRE bridge deal on its own rent roll, lease terms and sponsor track record instead of a published market average.
If an RTP or Raleigh commercial deal goes to foreclosure, how does North Carolina's process work?
Slower and more procedural than a Texas or Florida sale, and a lender or buyer needs to underwrite that. North Carolina is a non-judicial deed-of-trust state, but every power-of-sale foreclosure runs through a hearing before the clerk of superior court first, and the sale itself is not final at the auction: any bidder has 10 days to file an upset bid that raises the price and restarts the 10-day clock, so a contested sale can stay open for weeks. For loans over $100,000 the parties may waive the notice-and-hearing right by written agreement. Talk to your attorney about how the waiver and upset-bid process affect a distressed-asset acquisition timeline.

Sources: ncleg.gov

Do you set a minimum credit score on a Raleigh commercial bridge loan?
No minimum score. A bridge is asset-based, so credit carries far less weight than it would at a bank, and weaker credit is usually met with lower leverage rather than a decline. There is no hard credit pull to start. On a Triangle deal that is the honest structure anyway, since the file gets underwritten on the rent roll, the lease terms and the sponsor's track record. Subject to underwriting.
How much equity do I need to bring to a Raleigh bridge deal?
At least 25% of value. We go up to 75% LTV and up to $10 million, interest-only, on a term of 24 to 36 months. On a $4,000,000 valuation that is up to $3,000,000 from us and $1,000,000 of equity from you (4,000,000 x 75% = 3,000,000). A cash-out on an RTP-area asset you already own works the same way, measured against value rather than against what you originally paid. Subject to underwriting.

Sources: rtp.org

More CRE Bridge questions, answered on the program page

Resources

Guides for CRE Bridge

Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
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Bridge · 4 min read
What Is a Bridge Loan in Real Estate?
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Getting Funded · 4 min read
LTV vs LTC: What's the Difference?
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Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-13.

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