Summary
Sterling Capital Funding is a leading private commercial lender with over 30 years of experience and $10 billion in financed transactions. The company specializes in fast-closing bridge loans tailored to time-sensitive commercial real estate projects. Sterling offers two main programs: Small size bridge loans ($1 million to $10 million) and large size loans ($10 million to $50 million) for acquisitions, leases, redevelopments and refinancings. Key features include interest-only payments, loan-to-cost ratios of up to 90%, terms of 12 to 36 months and flexible prepayment. With in-house underwriting and nationwide servicing, Sterling Capital Bridge Loan offers a streamlined application process and hands-on solutions for investors seeking speed, flexibility and customized loan structuring.
When time is of the essence in commercial real estate transactions, conventional bank loans often fail to meet the needs of investors. Sterling Capital Funding has become a leading solution for investors seeking fast and flexible financing with its comprehensive bridge loan programs. In this guide, you’ll learn everything you need to know about Sterling Capital’s bridge loans – from the competitive advantages to the application process and loan structures that have helped finance over $10 billion worth of real estate projects since 1993.
Sterling Capital Funding: A Proven Track Record in Commercial Lending
Sterling Capital Funding is one of the most established private commercial lenders in the United States, with more than three decades of experience in real estate bridge loans. Founded in 1993, the company has built an impressive portfolio by financing more than $10 billion in commercial real estate transactions nationwide. This extensive track record demonstrates the company’s deep understanding of market dynamics and the needs of borrowers in the commercial real estate sector.
The company’s reputation in the market is due to its borrower-centric approach, which emphasizes speed and flexibility without compromising on professional standards. Sterling Capital Funding’s reviews consistently highlight the company’s ability to close deals quickly while maintaining competitive rates and terms. Sterling Capital Funding’s experienced lenders understand that commercial real estate often requires immediate action, and they have structured their operations to meet these time-sensitive requirements.
What sets Sterling Capital Bridge Loans apart from other private lenders is the fact that Sterling Capital performs servicing and underwriting in-house, eliminating many of the delays associated with third-party processing. This integrated approach allows Sterling Capital to maintain quality control throughout the lifecycle of a loan while providing borrowers with consistent standards of communication and service.
Understanding Bridge Loans in Commercial Real Estate
A bridge loan serves as short-term commercial financing designed to bridge the gap between immediate funding needs and permanent financing solutions. Unlike traditional real estate loans that can take 60 to 90 days to close, bridge loans typically fund within 30 days, making them ideal for time-sensitive opportunities in the commercial real estate market.
The bridge loan definition encompasses several key characteristics that differentiate these products from conventional financing. Bridge loans are typically structured as short-term real estate loans with terms ranging from 12 to 36 months, allowing borrowers to secure properties quickly while arranging permanent financing. Interest rates are generally higher than traditional loans, reflecting the speed and flexibility these products provide.
Real estate bridge loans serve multiple purposes in commercial transactions. Acquisitions represent one of the most common use cases, particularly when investors identify off-market opportunities that require immediate action. Lease-up scenarios, where properties need time to stabilize occupancy before qualifying for permanent financing, also benefit from interim financing solutions. Rehabilitation projects often require bridge financing to complete improvements before transitioning to long-term loans.
The real estate investment funding landscape has evolved significantly, with bridge loans becoming increasingly sophisticated. Modern bridge loan programs offer features like interest-only payments, flexible prepayment options, and the ability to finance both acquisition and improvement costs within a single loan structure.
Sterling Capital Bridge Loan Programs: Small-Balance and Large-Balance Options
Sterling Capital Bridge Loan recognizes that commercial real estate investors operate across different scales and have varying financing needs. Their bridge loan programs are structured into two primary categories: small-balance loans ranging from $1 million to $10 million, and large-balance loans spanning $10 million to $50 million.
The small-balance bridge loan program targets individual investors, smaller investment groups, and emerging commercial real estate professionals. These Sterling small balance bridge loans offer competitive terms with loan-to-cost ratios reaching up to 80 percent for acquisitions and up to 90 percent for refinancing transactions. The program accepts various property types, including multifamily properties, retail centers, office buildings, and mixed-use developments.
Closing timelines for small-balance loans typically range from 21 to 30 days, depending on the complexity of the transaction and the completeness of the borrower’s documentation. Interest rates for these loans generally start around 9.75 percent, though actual rates depend on factors such as loan-to-value ratios, property type, borrower experience, and market conditions.
Large-balance loans represent Sterling Capital’s institutional-grade financing solutions, designed for experienced developers and investment firms pursuing significant commercial real estate projects. These high-value real estate loans accommodate multifamily bridge loans for apartment complexes, retail financing for shopping centers, hospitality loans for hotels and resorts, and industrial financing for warehouse and distribution facilities.
The large-balance program offers enhanced flexibility in loan structuring, with the ability to customize terms based on specific project requirements. Loan-to-cost ratios for large-balance transactions can reach up to 85 percent, while loan-to-value ratios typically range from 70 to 80 percent, depending on the property type and borrower qualifications.
Comprehensive Loan Features and Financial Terms
Sterling Capital’s bridge loan rates in 2025 reflect current market conditions while maintaining competitive positioning within the private lending sector. Interest rates typically begin around 9.75 percent for well-qualified borrowers and strong properties, with adjustments based on risk factors such as property condition, location, and borrower experience.
The flexible real estate loans offered by Sterling Capital Bridge Loan include both recourse and non-recourse options, allowing borrowers to choose structures that align with their risk tolerance and investment strategies. Recourse loans generally offer lower interest rates and higher leverage, while non-recourse options provide borrowers with limited personal liability in exchange for slightly higher pricing.
Commercial financing terms at Sterling Capital typically range from 12 to 36 months, with most loans structured as 24-month facilities. Extension options are available for borrowers who need additional time to complete their business plans or arrange permanent financing. These extensions usually require payment of an extension fee and demonstration of progress toward the borrower’s stated objectives.
LTC in real estate loans refers to the loan-to-cost ratio, which represents the percentage of total project costs that the lender will finance. Sterling Capital’s LTD ratios can reach up to 90 percent for certain transaction types, particularly refinancing scenarios where borrowers have existing equity in their properties. This high leverage capability allows investors to preserve capital for other opportunities while still accessing the properties they need.
Prepayment flexibility represents another significant advantage of Sterling Capital’s bridge loan programs. Most loans allow prepayment without penalty after an initial period, typically ranging from six to twelve months. This flexibility enables borrowers to refinance into permanent financing as soon as their properties stabilize or market conditions become favorable.
Streamlined Application Process and Requirements
The application process for Sterling Capital bridge loans begins with an initial consultation where borrowers discuss their financing needs and project details with experienced loan officers. This preliminary step helps determine the appropriate loan program and identifies any potential issues that might affect underwriting or approval.
Understanding how to apply for a bridge loan with Sterling Capital requires preparation of comprehensive documentation that demonstrates both the property’s value and the borrower’s capability to execute their business plan. Real estate loan documentation typically includes property details such as rent rolls, operating statements, and recent appraisals or broker price opinions. Financial information includes borrower tax returns, financial statements, and liquidity verification.
The Sterling loan underwriting process emphasizes both the property’s current condition and its potential performance under the borrower’s management. Underwriters evaluate factors such as location, property condition, rental rates, expense ratios, and local market conditions. Borrower evaluation focuses on experience, liquidity, and track record in similar transactions.
Bridge loan application steps at Sterling Capital are designed to minimize delays while maintaining thorough due diligence standards. Once complete documentation is submitted, initial underwriting decisions typically occur within 5 to 7 business days. Formal loan approval, property appraisal, and final documentation preparation usually require an additional 2 to 3 weeks, resulting in total closing timelines of 30 days or less for most transactions.
In-house servicing represents a significant advantage throughout the application and loan management process. Borrowers work directly with Sterling Capital’s team members rather than navigating multiple third-party service providers. This direct relationship facilitates faster communication, more flexible problem-solving, and better coordination when issues arise during the loan term.
Competitive Advantages of Sterling Capital Bridge Loans
Fast closing bridge loans represent Sterling Capital’s primary competitive advantage in the commercial real estate financing market. Their ability to close transactions within 30 days enables borrowers to compete effectively against cash buyers and secure time-sensitive opportunities that might otherwise be lost to slower financing alternatives.
The best bridge loan lenders distinguish themselves through consistent performance, transparent communication, and flexible problem-solving capabilities. Sterling Capital’s track record of funding over $10 billion in transactions demonstrates their ability to execute complex deals across various market conditions. Their experience spans multiple real estate cycles, providing valuable perspective on risk management and market timing.
Real estate investor financing through Sterling Capital benefits from their deep understanding of investment strategies and market dynamics. Their loan officers and underwriters have extensive experience working with investors who employ various approaches, from value-add multifamily projects to ground-up development and portfolio acquisitions.
Sterling Capital Bridge Loan advantages extend beyond speed and flexibility to include their nationwide reach and ability to finance properties in most major markets across the United States. This geographic flexibility allows investors to pursue opportunities wherever they find them, rather than being limited to specific regions or metropolitan areas.
Custom loan structuring capabilities enable Sterling Capital to accommodate unique transaction requirements that might not fit standard loan programs. This flexibility proves particularly valuable for complex deals involving multiple properties, unusual ownership structures, or non-standard income streams.
Real-World Applications and Success Stories
Sterling Capital bridge loan programs have facilitated numerous successful real estate transactions across different property types and investment strategies. Real estate case studies from their portfolio demonstrate the versatility and effectiveness of their financing solutions in various market conditions.
One notable example involves the quick acquisition of an off-market multifamily property in a rapidly appreciating market. The borrower identified a 120-unit apartment complex that required immediate action to secure the purchase contract. Traditional bank financing would have required 60 to 90 days, putting the deal at risk. Sterling Capital’s bridge loan closed in 28 days, allowing the borrower to secure the property and begin implementing their value-add business plan.
Bridge loan success stories frequently involve cash-out refinancing scenarios where property owners need to access equity for other investments or business needs. Sterling Capital’s refinancing programs allow borrowers to extract capital from stabilized properties while maintaining ownership and control. These transactions often serve as stepping stones to larger portfolio acquisitions or development projects.
Investment property loans from Sterling Capital have enabled borrowers to execute bridge-to-permanent loan transitions successfully. This strategy involves using bridge financing to acquire and stabilize properties, then refinancing into long-term fixed-rate loans once the properties meet conventional lending criteria. The approach allows investors to move quickly on opportunities while ultimately achieving attractive long-term financing.
The flexibility of Sterling Capital’s programs has proven particularly valuable for investors pursuing opportunistic strategies in emerging markets or dealing with unique property types that don’t fit traditional lending criteria. Their willingness to evaluate deals on their individual merits rather than rigid program guidelines has enabled numerous successful transactions.
Strategic Considerations and Risk Management
Understanding when bridge loans make sense requires careful evaluation of the borrower’s overall investment strategy and risk tolerance. Bridge loan pros and cons must be weighed against alternative financing options and the specific requirements of each transaction.
Bridge loans work best when borrowers have clear, achievable exit strategies and sufficient liquidity to service the debt during the bridge period. Real estate financing tips from experienced investors emphasize the importance of conservative projections and contingency planning when using short-term financing
Conclusion
Sterling Capital bridge loans are a powerful tool for commercial real estate investors who need immediate financing without the delays of traditional banks. Their proven track record, flexible loan terms and fast funding process make them the first choice for acquisitions, refinancings and transitional real estate strategies. By combining in-house servicing with nationwide reach and customized structuring, Sterling Capital enables borrowers to seize time-sensitive opportunities and execute strategic investment plans with confidence. For investors with a clear exit strategy and solid real estate fundamentals, Sterling’s bridge loans provide an efficient way to free up capital and grow portfolios in a competitive real estate market.
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FAQs
1. What is a Sterling Capital bridge loan?
A short-term commercial real estate loan designed to provide fast funding for acquisitions, rehabs, lease-ups, and refinances, typically within 30 days.
2. How much can I borrow through Sterling Capital?
Loans range from $1 million to $50 million, with loan-to-cost ratios up to 90% depending on the property and borrower profile.
3. What types of properties qualify?
Sterling funds a wide variety of commercial property types including multifamily, retail, office, industrial, mixed-use, and hospitality projects.
4. How fast can these loans close?
Most loans close in 21–30 days, depending on documentation completeness and project complexity.
5. What are the typical interest rates and terms?
Rates start around 9.75% and terms usually range from 12 to 36 months with optional extensions and interest-only payments.
6. Is Sterling Capital available nationwide?
Yes, Sterling Capital lends in most major U.S. markets with a national presence and local market understanding.
7. What documents are needed to apply?
Expect to provide property rent rolls, appraisals, borrower financials, and project plans. Borrower experience and liquidity are also key underwriting factors.