© WHERE WE LEND ORANGE COUNTY · CA
HARD MONEY LENDER ORANGE COUNTY
Bridge, fix and flip, construction and DSCR loans for investors in Irvine, Newport Beach, Huntington Beach and the rest of Orange County, closed in 5-7 days from San Diego.
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
Orange County sits a short drive north of the Loan Goat office, and it is one of the three markets the company was built around. We lend across the county: Irvine, Newport Beach, Laguna Beach, Huntington Beach and Costa Mesa toward the coast, Anaheim, Santa Ana, Fullerton, Orange, Tustin and Garden Grove in the north and centre, and Mission Viejo in the south county. The property types run from single-family flips and small multifamily to condos, mixed-use corners and the commercial buildings that line the county's older boulevards.
Orange County deals tend to be larger and more competitive than most, which is why the borrowers who call us are usually racing a cash buyer or a closing date. Loan Goat writes the loan on the asset and the exit: a bridge loan up to 75% LTV and $25,000,000 for a purchase that has to close this week, a fix and flip loan up to 85% of the purchase and 100% of the rehab for a renovation in Santa Ana or Fullerton, a ground-up construction loan for an experienced builder, or a rental DSCR loan that qualifies a Costa Mesa duplex on its own rent. The numbers on this page are the published terms from our program pages.
The team that underwrites Orange County loans is the same team that answers (619) 617-2797. Our managing attorney, Andy Nelson of Salient Counsel, is based in Irvine, and the county is a place we drive to, not a pin on a map. If you have a deal in hand, request a quote; if you are comparing lenders, the rest of this page is written to help you compare honestly.
© ORANGE COUNTY MARKETS ORANGE COUNTY · CA
EVERY ORANGE COUNTY MARKET WE LEND IN
Orange County is the region page. Each row below is the page written for that city: what a loan costs there, the scenarios we see, the programs that apply and the questions borrowers ask.
- Anaheim Orange County, out to Fullerton, Garden Grove, Orange.
- Santa Ana Orange County, out to Orange, Garden Grove, Irvine.
- Irvine Orange County, out to Santa Ana, Costa Mesa, Orange.
- Huntington Beach Orange County, out to Costa Mesa, Garden Grove, Santa Ana.
- Garden Grove Orange County, out to Anaheim, Santa Ana, Orange.
- Orange Orange County, out to Santa Ana, Anaheim, Garden Grove.
- Fullerton Orange County, out to Anaheim, Garden Grove, Orange.
- Costa Mesa Orange County, out to Huntington Beach, Irvine, Santa Ana.
- Newport Beach Orange County, out to Costa Mesa, Irvine, Huntington Beach.
- Mission Viejo Orange County, out to Lake Forest, Laguna Niguel, Rancho Santa Margarita.
- Tustin Orange County, out to Santa Ana, Irvine, Orange.
- Lake Forest Orange County, out to Mission Viejo, Irvine, Rancho Santa Margarita.
- Laguna Niguel Orange County, out to Aliso Viejo, Laguna Hills, Dana Point.
- Laguna Beach Orange County, out to Laguna Niguel, Dana Point, Newport Beach.
- San Clemente Orange County, out to Dana Point, San Juan Capistrano, Laguna Niguel.
- Huntington Harbour Orange County, out to Huntington Beach, Seal Beach, Sunset Beach.
- Dana Point Orange County, out to San Clemente, Laguna Niguel, San Juan Capistrano.
- San Juan Capistrano Orange County, out to Dana Point, San Clemente, Mission Viejo.
- Aliso Viejo Orange County, out to Laguna Niguel, Laguna Hills, Lake Forest.
- Laguna Hills Orange County, out to Laguna Niguel, Laguna Woods, Lake Forest.
- Laguna Woods Orange County, out to Laguna Hills, Aliso Viejo, Lake Forest.
- Rancho Santa Margarita Orange County, out to Mission Viejo, Lake Forest, Coto de Caza.
- Yorba Linda Orange County, out to Placentia, Anaheim, Brea.
- Brea Orange County, out to Fullerton, Placentia, Yorba Linda.
- Buena Park Orange County, out to Anaheim, Fullerton, La Palma.
- Fountain Valley Orange County, out to Huntington Beach, Costa Mesa, Westminster.
- Cypress Orange County, out to Los Alamitos, Buena Park, La Palma.
- La Habra Orange County, out to Brea, Fullerton, Buena Park.
- Placentia Orange County, out to Yorba Linda, Fullerton, Anaheim.
- Seal Beach Orange County, out to Los Alamitos, Huntington Harbour, Cypress.
- Los Alamitos Orange County, out to Seal Beach, Cypress, Rossmoor.
- Stanton Orange County, out to Garden Grove, Anaheim, Westminster.
- La Palma Orange County, out to Cypress, Buena Park, Cerritos.
- Villa Park Orange County, out to Orange, Anaheim, North Tustin.
- Corona del Mar Orange County, out to Newport Beach, Balboa Island, Irvine.
- Balboa Island Orange County, out to Newport Beach, Corona del Mar, Costa Mesa.
- Newport Coast Orange County, out to Newport Beach, Corona del Mar, Laguna Beach.
- Ladera Ranch Orange County, out to San Juan Capistrano, Rancho Santa Margarita, Mission Viejo.
- Coto de Caza Orange County, out to Rancho Santa Margarita, Trabuco Canyon, Mission Viejo.
- North Tustin Orange County, out to Tustin, Orange, Villa Park.
- Rossmoor Orange County, out to Los Alamitos, Seal Beach, Cypress.
- Sunset Beach Orange County, out to Huntington Harbour, Seal Beach, Huntington Beach.
- Trabuco Canyon Orange County, out to Coto de Caza, Rancho Santa Margarita, Lake Forest.
- Silverado Orange County, out to Trabuco Canyon, Orange, North Tustin.
© THE COST ORANGE COUNTY · CA
WHAT DO ORANGE COUNTY HARD MONEY LOANS COST
An Orange County hard money loan costs what any hard money loan costs: interest, points and third-party closing costs. The difference from county to county is not the rate card, it is the loan size and the leverage. Larger purchase prices mean the same points produce a bigger fee, and a lender who caps leverage low forces you to bring more cash to an already expensive deal. Loan Goat publishes its starting rates and its maximum leverage, and those figures are in the table below exactly as they appear on the program pages.
What moves an individual Orange County loan away from the starting rate: leverage near the maximum, a heavy rehab budget relative to the purchase price, a first project, an unusual property, or an exit that depends on a sale in a slow segment. What moves it toward the starting rate: equity, a documented refinance or sale exit, experience, and a property in a liquid part of the county such as Irvine, Newport Beach or Huntington Beach.
| 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.
On the Orange County purchases we see most, the bridge loan and the fix and flip loan carry no prepayment penalty, so a flip that sells in four months pays four months of interest, not twelve. Rehab interest is non-Dutch, charged on the drawn balance, and an interest reserve can carry the payments inside the loan while a Laguna Beach or Newport Beach project is under construction and producing no income.
For larger assets, the bridge loan reaches $25,000,000 at up to 70% LTV on commercial property, with rates from 9.00%, and it exists precisely for the county's bigger multifamily, mixed-use, industrial and retail deals, with cross collateralization and earn outs as structures we use when one asset will not carry the loan.
© WHY LOAN GOAT ORANGE COUNTY · CA
WHY LOAN GOAT IN ORANGE COUNTY
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Investors in Orange County do not lack lenders; they lack lenders who close on the date they promised. Loan Goat has closed 1.3K+ loans since 2022 and funded $1.5B+ across 46 states, and the reviews behind the 5.0 Google rating and 150+ reviews are written by borrowers and agents who were at the closing table. The process is four steps and the standard is 5-7 days; the hard money bridge products can close in as quickly as 3 days when the deal calls for it.
The second reason is leverage and range. A lender who only writes one product will push your Orange County deal into that product whether it fits or not. Loan Goat writes bridge, fix and flip, construction, rental DSCR, commercial and bank financing loans from one desk, so a purchase in Tustin can be bridged, renovated and then refinanced into a 30-year DSCR loan without changing lenders, and a business owner in Irvine can use the bank statement program for the home while the investment loans run on the property.
The third reason is that the underwriting is done by people who know Southern California and answer the phone. Milad Shamoun founded Loan Goat in San Diego after serving in the United States Marine Corps, and the company's standard is written on every program page: less requirements, more closings. In Orange County that means a Letter of Intent with every cost on it before you spend a dollar on an appraisal.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
COASTAL PRICES. HARD DEADLINES.
Orange County deals are won on certainty of close. The Letter of Intent states every cost, the process is four steps, and the standard is 5-7 days.
© LOAN SCENARIOS ORANGE COUNTY · CA
MOST COMMON ORANGE COUNTY LOAN SCENARIOS
- 1031 EXCHANGE Exchange buyers replacing a sold property with an Orange County acquisition use a bridge loan to beat the 180-day deadline, then refinance once the exchange settles.
- AUCTION & HUBZU Online auction purchases in Anaheim, Santa Ana or Garden Grove close on a bridge or fix and flip loan that was approved before the bid.
- BANKRUPTCY BUYOUT Investors exiting a bankruptcy with equity in a county rental need business-purpose capital that looks at the asset first.
- BANK STATEMENT LOANS Self-employed Orange County buyers qualify on 12-24 months of bank statements on Non-QM loans from $200,000 to $10,000,000, with no tax returns or W2s required.
- FORECLOSURE AUCTION Trustee's sale buyers in the county line up proof of funds and a hard money bridge that closes in as quickly as 3 days.
- FOREIGN NATIONAL Buyers without U.S. credit targeting Irvine or Newport Beach rentals can use the DSCR program, where DTI is not calculated.
- NON-WARRANTABLE CONDOS Coastal and newer condo buildings that fail conventional review are permitted on the rental DSCR loan and accepted as bridge collateral.
- SELF-EMPLOYED Business owners across the county borrow on the property for investments and on bank statements or a P&L for the home.
- VACATION RENTAL Furnished rentals in Huntington Beach, Newport Beach and Laguna Beach qualify on the DSCR loan with short term rental income permitted.
- CASH OFFERS ONLY Cash-only listings, the probate and REO sales that will not take a bank, close on a hard money bridge with no appraisal needed in some cases.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN ORANGE COUNTY
- BRIDGE LOANS Purchases, recapitalizations and stabilizations across the county: up to 75% LTV, up to $25,000,000, rates from 9.00%, no prepayment penalties. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Renovations on SFR, condo, townhome and 2-4 units from Fullerton to Mission Viejo: up to 85% of the purchase and 100% of the rehab, rates from 9.99%, first time flippers allowed. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up builds for builders with 2 previous ground-up projects: up to 80% LTC, 12 to 18 month terms. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS DSCR loans from 6.50%, up to 80% LTV on 5, 7, 30 and 40 year fixed terms, portfolio loans for 5+ properties, multifamily term loans. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Multifamily, mixed-use, retail, office and industrial in the county's metro cities: from 7.90%, up to 70% LTV, on 1, 2, 3 and 15 year terms. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Bridge loans on the home you live in, from 10.50% at up to 70% of the purchase price, plus VA Elite and VA IRRRL loans for Orange County veterans. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for the county's business owners. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien loans behind a first mortgage worth keeping, quoted per property. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several Orange County properties, cross-collateralized when the pool carries the deal better than one asset. FROM 8.99% · 1-3 YR
© PROPERTY TYPES ORANGE COUNTY · CA
PROPERTY TYPES WE FINANCE IN ORANGE COUNTY
- MULTI-FAMILY Fourplexes to apartment communities in Santa Ana, Anaheim, Garden Grove and Costa Mesa, on bridge, DSCR and commercial programs.
- MIXED-USE Retail-over-residential buildings on the county's older commercial corridors, up to 70% LTV.
- RETAIL Strip centers and single-tenant retail with a repositioning or refinance plan.
- OFFICE Medical office and small office in Irvine, Newport Beach and Orange, including cash-out to renovate.
- INDUSTRIAL & WAREHOUSE Flex and warehouse space in the north county industrial areas, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning across the county, bridged to an SBA or conventional exit.
- SELF-STORAGE Storage facilities bridged through lease-up or to the next acquisition.
- ASSISTED LIVING Senior housing and assisted living assets on bridge terms while a long-term exit is arranged.
© THE APPROACH ORANGE COUNTY · CA
HOW WE LEND IN ORANGE COUNTY
The comparison table below is not a marketing device; it is the list of decisions that separate Loan Goat from the lenders an Orange County investor has already tried. Leverage that actually reaches the published maximum. A process measured in days. Capital that is reliable enough to commit to a closing date. A document list short enough to assemble in an afternoon. Processing that happens in-house rather than in a queue. And rates that reflect the deal instead of a one-size rate sheet.
When banks say no, we say yes; when a deal does not pencil, we say that before the appraisal is ordered. That candour is the reason the reviews read the way they do.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
ORANGE COUNTY BORROWERS, IN THEIR WORDS
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I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
I recently completed a bridge cash-out refinance from a private lender through Loan Goat and I cannot say enough good things about the experience. As a borrower in New York - one of the most attorney-heavy and regulation-intensive states - the...
ERIC MANLUNAS -
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 -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
I recently completed a bridge cash-out refinance from a private lender through Loan Goat and I cannot say enough good things about the experience. As a borrower in New York - one of the most attorney-heavy and regulation-intensive states - the...
ERIC MANLUNAS -
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
© QUESTIONS ORANGE COUNTY · CA
ORANGE COUNTY 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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All of Orange County. The cities we see most are Irvine, Newport Beach, Anaheim, Santa Ana, Huntington Beach, Costa Mesa, Laguna Beach, Mission Viejo, Fullerton, Tustin, Orange and Garden Grove. Loans are underwritten and closed from the San Diego office, with our managing attorney's firm based in Irvine.
Hard money lending in California -
Non-owner occupied residential (SFR, condo and townhome, 2-4 units) on the bridge, fix and flip, construction and DSCR programs; multifamily, mixed-use, retail, office, industrial, hospitality, self-storage and assisted living on the commercial and hard money commercial bridge programs. Owner-occupied homes follow the VA and bank statement programs.
Property types we finance -
Yes. The bridge loan goes to $25,000,000 on business purpose files, at up to 75% LTV on residential and 70% on commercial with rates from 9.00%, and commercial loans on multifamily and mixed-use run up to 70% LTV from 7.90%.
Bridge loan programs -
Rates run from 9.00% to 13.00% on the bridge loan, 9.99% to 12.00% on fix and flip, 6.50% to 9.99% on the Non-QM rental loan and from 7.90% on commercial for qualified borrowers, and construction is priced per project, with points and closing costs quoted on the Letter of Intent. Rates are subject to change and are not a commitment to lend.
Read the pricing guide -
The standard is 5-7 days from application to funding; the hard money residential and commercial bridge loans can close in as quickly as 3 days. Title, escrow and the appraisal, where one is required, set the pace.
How borrowing works -
Credit is one input. The bridge loan floor is 650, fix and flip is 620 and ground-up construction is 600, and the file is underwritten on the property and the exit rather than on the score alone.
Bridge loan requirements -
Yes, on every loan, read alongside the property, the equity and the exit rather than as a gate. A low score with a strong Orange County deal still gets a conversation.
Borrower FAQ -
Owner-occupied loans are consumer loans with their own rules. Loan Goat's VA Elite and VA IRRRL programs serve veterans on a primary residence, and the interest-only bridge states owner occupied OK. Tell us how the property will be used.
Owner occupied loans -
Request a quote on this page, apply online, or call (619) 617-2797 with the address, the price or value, the loan amount and the exit. A lending advisor from our firm will reach out with terms.
Apply now -
Less hard than a bank loan, by design: the file turns on the property, the equity and the exit, and most programs need minimal documentation. What slows an Orange County file is missing paperwork or a plan that does not add up, not the lender.
Borrow
© WHERE WE LEND ORANGE COUNTY · CA
ORANGE COUNTY, 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 ORANGE COUNTY · CA
SUBMIT A LOAN REQUEST
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Or just give us a call now
(619) 617-2797
