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Ground-Up Construction Program Nationwide

Build Without the Wait or the Worry

You’ve found the lot. You’ve got the plans. What you need is financing that actually moves at the speed of opportunity—not at the pace of a bank committee. Ground-up construction capital designed for real builders, real timelines, and real projects in Nationwide.
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Call: 239-385-9595
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CCIM Certified Since 1980

You're working with a Certified Commercial Investment Member who's been structuring development deals since before most lenders were in business.

Pre-Construction Phase Expertise

We provide guidance through land acquisition, permitting, budgeting, and financing—the phase where most projects stall or fail before breaking ground.

Creative Transaction Engineering

We build solutions around your project, not generic loan products. If there's a way to make the numbers work, you'll know it.

Licensed Across Multiple States

We hold real estate licensure in Florida and 12 other states through reciprocity, with deep knowledge of regional development markets and regulations.

Residential Spec Home Financing Florida

Financing That Fits How Builders Actually Work

Ground-up construction isn’t a standard mortgage. It’s not a business loan. It’s a specialized capital structure that has to account for draw schedules, contingency reserves, permit delays, and exit strategies. Most banks don’t understand it, and the ones that do move too slow for competitive markets like Nationwide.

This program is built for experienced developers and spec home builders who need capital that aligns with the realities of construction timelines. Whether you’re building a single-family spec home on an infill lot or developing a small multi-unit project, you need a financing partner who understands Florida’s permitting process, knows how to structure draws around actual construction milestones, and can close fast enough to lock down the property before someone else does.
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Hear from Our Customers

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New Construction Bridge Loans Pinellas

What You Actually Get From This Program

Not just capital—but the structure, speed, and flexibility that let you move on opportunities without sacrificing margins or timelines.

You close in days, not months, which means you can compete for prime lots in St. Pete, Clearwater, and Seminole Heights before they're gone.

Draw schedules release funds as you hit milestones, so you're not fronting all the capital upfront or scrambling to cover gaps mid-build.

Interest-only payments during construction keep your cash flow manageable while the property's still under development and not generating income yet.

You can roll land acquisition and construction costs into one package, eliminating the need for separate financing and multiple closings.

Exit flexibility means you can sell at completion, refinance into a rental loan, or convert to permanent financing depending on market conditions.

You're working with someone who knows the difference between a realistic construction budget and one that's going to blow up halfway through framing.

Ready to get started?

See Your Rate

Tell Us About Yourself

Provide basic contact details and your estimated credit score.

Select Investment Type

Choose the property or project you’re planning to finance.

Share Project Details

Answer a few quick questions so we can tailor your loan options.

Receive Your Loan Terms

Our team reviews your submission and follows up with next steps.

Construction-to-Permanent Investor Loans Florida

Why Most Lenders Pass on Small Developers

Banks see anything under 10 units as more trouble than it’s worth. They don’t want to deal with the complexity of construction draws. They don’t understand why Florida permits take longer than other states. And if you mention acting as your own general contractor, the conversation usually ends right there.

Meanwhile, you’re watching other developers lock down the best infill lots in Tampa Bay because they’ve figured out the financing piece. The difference isn’t that they have more money or better credit. It’s that they’re working with lenders who actually understand ground-up construction and don’t treat every project like it needs to fit into a conventional mortgage box.

We offer this program because there’s a gap between what traditional banks offer and what real developers actually need. If you’re building spec homes, working infill lots, or developing small multifamily projects in Nationwide, you need financing that’s structured around construction timelines, not arbitrary bank policies.
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Ground-Up Development Capital Tampa Bay

What's Included in a Ground-Up Construction Program

You’re not just getting a loan. You’re getting a capital structure that accounts for the full development cycle—from land acquisition through final certificate of occupancy.

That means financing for the lot purchase, soft costs like permits and engineering, hard construction costs, and a contingency reserve for the inevitable surprises that come with every build. Funds are released through a draw schedule tied to actual construction milestones, not arbitrary timelines. You make interest-only payments during the build phase, which keeps your monthly costs manageable while the property isn’t generating income yet.

The structure also includes flexibility on the back end. If you’re building to sell, you pay off the loan at closing. If you’re building to hold as a rental, you can refinance into permanent financing. If market conditions shift mid-project, you have options—not a rigid loan structure that forces you into a corner.

And because this is designed for experienced builders, there’s an understanding that you might be acting as your own GC, that your budget might need adjustments as the project evolves, and that Florida’s permitting process doesn’t always move on schedule. Those aren’t deal-breakers. They’re realities we build into the structure from day one.
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Ground-Up Construction Program FAQs

Common questions about our Ground-Up Construction Program services

Closing timelines depend on how prepared your project is when you apply. If you have your lot under contract, construction plans approved, permits in process, and a realistic budget with contractor lined up, you’re looking at days to a couple weeks—not months. The key is having your documentation ready upfront. That means site plans, building specs, a detailed construction budget broken down by phase, proof of lot ownership or purchase contract, and a clear exit strategy. Most delays happen because borrowers underestimate soft costs, don’t account for permit timelines, or submit budgets that don’t align with actual construction costs in Nationwide. If you come in with a solid, realistic project, the financing moves fast. If you’re still figuring out the details, that’s when things drag.
A construction-only loan covers just the build phase. Once construction is done, you need separate financing—either you sell the property or refinance into a traditional mortgage. This works well if you’re building spec homes to flip, because you pay off the construction loan when the property sells. A construction-to-permanent loan combines both phases into one package with one closing. You get financing for construction, then it converts into a permanent mortgage once the build is complete. This is better if you’re building to hold as a rental or planning to keep the property long-term. The advantage is you only go through underwriting once, you only pay closing costs once, and you lock in your permanent financing terms upfront instead of scrambling to refinance when construction wraps. The right choice depends on your exit strategy. If you’re selling, construction-only keeps it simple. If you’re holding, construction-to-permanent saves time and money.
Not necessarily. Ground-up construction loans are structured differently than standard investment property mortgages. Instead of a straight down payment percentage, you’re looking at loan-to-cost ratios. Many programs finance up to 85% of the total construction costs, which means you’re bringing 15% to the table. But here’s where it gets more flexible—if you already own the lot free and clear, that equity can count toward your required contribution. Some programs will even reimburse you for up to 65% of what you paid for the lot at closing, giving you immediate capital back to put into the build. The key is that underwriting is based on the completed property value and your total project cost, not just a standard down payment formula. If you’ve got a strong project with solid numbers and you’re an experienced builder, there’s more room to structure the capital in a way that doesn’t drain all your liquidity upfront.
This is why having a realistic budget with a contingency reserve built in from the start matters so much. Most construction loans include a buffer—typically 10-15% of hard costs—specifically for overruns, change orders, or delays. If you stay within that buffer, you’re fine. The draw schedule adjusts and you keep moving. If you blow past the contingency, that’s when things get complicated. You might need to bring additional capital to the table, negotiate an extension with adjusted terms, or in worst cases, find gap financing to get the project across the finish line. The best way to avoid this is to build conservative timelines and budgets upfront. Florida permits take longer than most states. Material costs fluctuate. Inspections get delayed. If your budget assumes everything goes perfectly, you’re setting yourself up for problems. Work with realistic numbers, pad your timelines, and communicate with us early if you see issues coming. Most problems are manageable if you’re transparent and proactive.
It depends on the lender and your experience level. Some programs require a licensed general contractor, especially if you’re a first-time builder or the project is complex. Others allow owner-builders if you can demonstrate you’ve successfully completed similar projects before. The reason lenders care is risk management. If you’ve built three spec homes already, you understand the process, you have relationships with subs, and you know how to manage a construction schedule. If this is your first ground-up project, a lender is going to want an experienced GC involved to reduce the risk of cost overruns, delays, or quality issues. Even if you’re allowed to act as your own GC, make sure you’re honest with yourself about your capacity. Managing a construction project while also handling financing, inspections, and draw requests is a full-time job. If you’re stretched too thin, hire help. The goal is to finish on time and on budget, not to prove you can do everything yourself.
Most programs focus on residential investment properties—single-family spec homes, duplexes, triplexes, fourplexes, and small multifamily projects. Infill lots in established neighborhoods are popular because they’re in high demand and have strong resale or rental potential. The property needs to make financial sense based on comparable sales or rental comps in the area. If you’re building a $600K home in a neighborhood where everything sells for $400K, that’s a problem. If you’re building a fourplex on an infill lot in Seminole Heights where demand is strong and rents support the numbers, that works. Lenders also look at zoning, permits, and whether the lot is buildable without major issues. If there are environmental concerns, easement problems, or zoning restrictions that complicate development, that can kill a deal. The best projects are straightforward—clear title, proper zoning, permits approved or in process, strong comps, and realistic construction costs. If your project checks those boxes, financing is available.

Project Review and Pre-Qualification

You share your project details—lot location, construction budget, timeline, and exit strategy. We assess feasibility and structure the capital around your specific needs.

Underwriting and Approval

Underwriting is based on the project, not just your tax returns. We look at the lot value, construction budget, completed property value, and your experience level.

Closing and Draw Schedule Setup

Once approved, we close fast and establish a draw schedule tied to construction milestones. Funds release as you complete each phase, verified through inspections.