© WHERE WE LEND IRVINE · CA
HARD MONEY LENDER IRVINE
Hard money for Irvine and Orange County: written terms first, wire in five to seven days.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Few American cities were planned this completely. Irvine was laid out village by village, from Woodbridge and University Park to Turtle Rock and the newer Great Park neighborhoods, with UC Irvine and the Irvine Spectrum business district supplying the demand. Orange County's professional and student tenant pools both live here, and vacancy rarely lasts long.
Investment property in Irvine qualifies under every program listed here, and so does property in Santa Ana, Costa Mesa and Orange. Orange County is one line on a term sheet, not a separate approval process.
The desk is in San Diego, the capital is in house and the decision is made by one person. That is why an Irvine file can go from a phone call to written terms the same day and to a wire in five to seven days. There is no branch to visit and no committee sitting between the deal and the money.
© THE COST IRVINE · CA
WHAT DO IRVINE HARD MONEY LOANS COST
There is no Irvine rate sheet separate from the national one. Bridge from 9.00%, up to 75% LTV on residential, one or two year terms, and loans from $150,000 to $25,000,000 on business purpose files. The property and the exit set the number, not the ZIP code.
An Irvine file gets a full written term sheet up front: rate, leverage, term, points and conditions. Nothing gets re-traded at the table. No prepayment penalty on bridge, minimal documentation, and funding in five to seven days.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those are the published ranges, not a teaser. Where an Irvine deal lands inside them depends on the property, the leverage and the exit. The fastest way to a real number is the address, the price and the plan.
© WHY LOAN GOAT IRVINE · CA
WHY LOAN GOAT IN IRVINE
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
The reason investors move an Irvine file to a private lender is time. A bank takes thirty to sixty days and asks for two years of returns. This desk takes days rather than weeks and asks for the address, the price and the plan. In a market where the seller has other offers, that is the whole deal.
Young, uniform and association governed: planned community single family from the 1970s onward, extensive townhome and condominium inventory, and current-generation construction in the Great Park villages on the former airbase land. All of it is financeable, purchase, refinance or cash-out.
Buy and hold dominates, because the stock is too new for deep value-add and the tenant pool is reliable. Condo and townhome rentals near UC Irvine perform, and light cosmetic refreshes on 1970s and 1980s village product still clear. Bridge for the buy, construction for the build, DSCR for the hold: the same three doors most of these plays run through.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
IRVINE DEALS, FUNDED FROM SAN DIEGO.
Orange County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS IRVINE · CA
MOST COMMON IRVINE LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Irvine replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Orange County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on an Irvine property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Irvine investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Irvine foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Irvine file here.
- NON-WARRANTABLE CONDOS Condos in Irvine that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Irvine investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Irvine, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for an Irvine offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN IRVINE
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES IRVINE · CA
PROPERTY TYPES WE FINANCE IN IRVINE
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Orange County on bridge terms.
- HOSPITALITY: HOTEL & MOTEL Irvine hospitality assets financed through the renovation and back out again.
- SELF-STORAGE Self-storage acquisition and expansion in Orange County on bridge and commercial programs.
- AGRICULTURAL Working farmland in Orange County financed where a bank will not.
- CANNABIS Orange County cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the Irvine market.
© THE APPROACH IRVINE · CA
HOW WE LEND IN IRVINE
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why an Irvine borrower gets leverage and speed in the same quote rather than trading one for the other. If the numbers do not work, you are told early and directly.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
IRVINE BORROWERS, IN THEIR WORDS
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I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS
© QUESTIONS IRVINE · CA
IRVINE HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Irvine and across Orange County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Irvine files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on an Irvine deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Orange County. Owner-occupied has its own program. If the Irvine asset produces or will produce value, there is usually a structure for it.
Property types -
Yes. Condominium and townhome collateral in Irvine is normal Orange County business for us, financed on bridge for a quick purchase or a rental property DSCR loan for the hold. We underwrite the property and its income, so association-governed product is not an obstacle. Loan sizes start at small balance, with no prepayment penalties.
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The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers
© WHERE WE LEND IRVINE · CA
IRVINE, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE IRVINE · CA
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(619) 617-2797
