How fast can this close?

Bridge structures close in 10–21 days — fast enough to compete with cash offers at the high end, with a planned refinance into term debt afterward.

I’m a foreign national — can I finance U.S. property?

Yes. Foreign nationals and cross-border entities are financeable in this market; the key is presenting the ownership structure to lenders correctly the first time, which is our job.

What leverage should I expect?

Bridge lending typically runs 65–70% of value; term (non-QM) structures reach 75–80%. Above $10M, appraisals turn conservative and leverage follows — we set that expectation before you are in contract, not after.

What if my income is hard to document?

Asset-based programs underwrite the property and the equity, not a W-2 — some bridge structures carry no minimum credit score at all. Real wealth that documents badly is exactly the profile this market exists for.

Why is this a business loan?

Because of what the property is and who holds it. Residential property owned by an LLC, trust, or partnership for business or investment purposes is financed with commercial credit — never for personal, family, or household use. Owner-occupied homebuying is a different market, and we will say so if that is what you actually need.

Lucaria · Products · Luxury Residential

$2M – $30M

Luxury Residential

Commercial financing for luxury residential property held in LLCs and trusts for business or investment purposes — acquisitions, refinances, and construction from $2M to $30M, underwritten on the asset when the tax return tells the wrong story.

Depending on your state and deal structure, this may be placed through a licensed affiliate in that state.

Read the free guides first

An estate residence held in a trust, financed as the investment asset it is. — Financed for the entity that owns it.

Who it’s for

Buyers who need to close in days, not months — competing against cash at the high end.
Owners whose wealth is real but hard to document the way a conforming lender wants.
Foreign nationals and cross-border entities acquiring U.S. residential assets through proper structures.

Why Lucaria

Vesting in an LLC or trust without an exception committee — it’s the standard case here, not the edge case.
Asset-based bridge options with no minimum credit score — the property carries the deal.
No requirement to move assets under management to get the loan.

Market bands, told straight

Honest numbers

High-end residential credit has its own bands, and they are knowable:

Bridge leverage: 65–70% LTV — closings in 10–21 days
Term (non-QM) leverage: 75–80% LTV
Construction: up to ~80–85% of cost, ~70% of value
Deal size: $2M – $30M

Bands, not a quote. Above $10M, appraisals turn conservative and leverage follows — we set expectations before you’re in contract, not after.

How we structure it

Structured for the entity that owns it

We are experienced in structuring credit for the entities our clients actually use — LLCs, trusts, partnerships, and holding companies — and these transactions are financed as the investment assets they are.

Title in LLCs, trusts, and partnerships as standard — no exception committee, no AUM transfer
Bridge-to-term paths planned at the start: close fast, then refinance deliberately
Cross-border and foreign-national ownership structures presented to lenders correctly the first time
Depending on your state and deal structure, RE-secured transactions are handled through our licensed affiliate

The honest read

Why banks say no — and why that isn’t the end

Conforming underwriting was built for W-2 borrowers buying a primary home — nothing about that fits an entity-held estate.
Banks route trophy assets to the private bank, where the loan is conditional on moving your portfolio.
Recent capital instability among high-end private lenders has owners asking who will actually fund at closing — a fair question we answer with named lenders.

Common questions