For experienced developers, investors, and operators with skin in the game — we place ground-up commercial construction loans up to 90% Loan-to-Cost. Higher leverage. More projects. More of your own capital free for the next deal.
Ground-up construction loans are typically the highest-fee commercial real estate transactions in the market. Standard brokers charge 1% to 3% of total loan amount — which on a $50 million project means $500,000 to $1.5 million in broker fees alone. We publish our pricing because radical transparency is part of how we do business.
For most developers, the Established Developer Membership at $50,000 covers unlimited ground-up construction loans of any size, plus unlimited commercial real estate loans of any type, for life. For developers doing $10M-$100M+ construction projects, this membership pays for itself on the first deal and saves millions over a career.
For smaller-project developers, the Active Investor Membership at $25,000 covers ground-up construction loans up to $10M, plus all other commercial real estate loans, for life.
For billion-dollar developers and mega-projects, the Institutional Tier is a custom Strategic Partnership structure. Call (786) 321-7366 for a confidential conversation.
Pay per loan: 10 to 50 basis points (0.10% to 0.50%) of loan amount. Minimum loan size $1,000,000. Even at our maximum 50 basis points, you save 75% or more compared to standard 1-3% broker fees.
| Project Loan Amount | Standard Broker (2%) | WFA Test Drive Max (50 bps) | Per-Project Savings | With $50K Lifetime Membership |
|---|---|---|---|---|
| $5,000,000 | $100,000 | $25,000 | $75,000 saved | $95,000+ saved on every loan after |
| $15,000,000 | $300,000 | $75,000 | $225,000 saved | $295,000+ saved on every loan after |
| $30,000,000 | $600,000 | $150,000 | $450,000 saved | $595,000+ saved on every loan after |
| $50,000,000 | $1,000,000 | $250,000 | $750,000 saved | $995,000+ saved on every loan after |
| $100,000,000 | $2,000,000 | $500,000 | $1,500,000 saved | $1,995,000+ saved on every loan after |
For a developer building a portfolio over time, the Lifetime Membership is the obvious choice. Over a 10-year development career with 5-10 ground-up projects, you save multiple millions of dollars in broker fees alone.
In addition to our own low placement fees, we negotiate lender fees on your behalf — origination, processing, exit fees. Wherever possible we negotiate to zero. Where zero isn't achievable, we negotiate to the lowest possible fee.
See full pricing details on our Commercial Loans page.
A developer asked me yesterday: "Why does 90% Loan-to-Cost actually matter? I usually get 70%."
Here's the math.
On a $10 million project:
You contribute $3,000,000 in equity. You complete one project this year.
You contribute $1,000,000 in equity. You complete one project — and have $2,000,000 left to start a second.
That's not a small difference. That's the difference between doing one deal and doing three. Between waiting two years to recycle equity and deploying it in months. Between turning down opportunities and saying yes to them.
Subject to final underwriting and lender approval of the borrower, sponsor experience, project pro forma, location, market, and asset.
We work with capital partners who specialize across the full spectrum of commercial real estate — not just the easy deals.
5+ unit apartment buildings, mixed-use residential, garden-style, mid-rise, high-rise, build-to-rent communities.
Strip centers, anchor-tenant retail, standalone retail, mixed-use ground-floor retail, neighborhood centers.
Class A, B, and C office buildings. Medical office. Suburban and urban. Single-tenant and multi-tenant.
Warehouses, distribution centers, light industrial, last-mile logistics, cold storage, flex space.
Flagged hotels (Hilton, Marriott, IHG, Hyatt, Choice), boutique properties, extended-stay, limited-service.
Ground-up climate-controlled, traditional, and expansion of existing facilities.
Vertical mixed-use, horizontal mixed-use, urban infill, transit-oriented development.
Senior living, student housing, data centers, parking structures, medical facilities, specialty commercial. Case-by-case basis.
Up to 90% LTC — significantly above the typical 65–75% bank ceiling. Subject to underwriting.
We work best with developers and investors who have real track records. Bring your portfolio, your pro forma, and your team — we'll position your strengths to the lender.
Eliminate the cost, risk, and friction of a second closing when the project stabilizes. Lock in your permanent financing at the same time you close construction.
Construction loans placed in all 50 states through our nationwide lender network. We're not regional. Your deal location doesn't have to fit our footprint.
We move fast on initial review so you know early — within days, not weeks — whether the deal is real with our lender partners. Don't waste a month chasing the wrong lender.
We don't promise what we can't deliver. If your deal isn't a fit, we tell you fast and refer you elsewhere when possible. Wasted time is wasted money — for you and for us.
This is not a starter program. Higher leverage requires stronger borrower profiles. Here's what lenders typically look for.
Demonstrated track record of completed projects. Most lenders want to see at least 2–3 completed commercial projects of comparable size, complexity, or asset class. First-time developers may qualify at lower LTC with a strong sponsor or partner.
Liquidity, net worth, and credit consistent with the project size. As a general guideline: net worth at or near total loan amount, liquidity equal to 10% of total project cost post-closing.
A clear, defensible pro forma showing rent assumptions, construction budget, contingency, exit strategy, and projected returns. Lenders will stress-test it.
Real equity contribution. At 90% LTC, you're bringing 10% of project cost as cash equity. Lenders want to see that capital is committed and unencumbered.
Honest note: If you're a strong borrower with experience but your deal doesn't quite fit 90% LTC, that doesn't mean we can't place it. It may fit at 75% or 80% LTC with the same lenders, or at 90% LTC with a different lender, or with bridge-to-construction structuring. The application starts the conversation.
Construction loan applications involve some of the most sensitive financial information you'll ever share — personal net worth, tax returns, project pro formas, business financials. We treat it accordingly.
This is non-negotiable. The trust of experienced developers and investors is the foundation of our business — and we won't compromise it.
Ground-up commercial construction financing is one of the most complex products in commercial real estate finance. Understanding the key terms is essential for any developer or investor evaluating projects.
Ground-up construction financing is a commercial loan that funds the construction of a new commercial property from undeveloped land or after demolition of an existing structure. Funds are disbursed in draws as construction milestones are completed.
The percentage of total project cost that the lender finances. Total project cost equals land plus hard construction costs plus soft costs (architects, engineers, permits, legal fees) plus contingency reserves plus financing costs.
Most banks cap construction financing at 65% to 75% LTC. Higher LTC programs exist through specialty lenders and require stronger borrower profiles.
We Finance America places construction loans up to 90% LTC for experienced developers, subject to lender underwriting and approval of the borrower, sponsor experience, project pro forma, location, market conditions, and asset type.
On a $10,000,000 total project cost, a 70% LTC loan requires $3,000,000 in borrower equity. A 90% LTC loan requires $1,000,000 in borrower equity. The capital efficiency difference allows developers to deploy equity across multiple projects rather than concentrating it in one.
Multi-family (5+ units), commercial retail, office (Class A, B, medical), industrial and warehouse, hospitality (flagged and boutique), self-storage, mixed-use, and specialty assets evaluated case-by-case.
12 to 36 months for the construction period. Construction-to-perm structures allow conversion to permanent financing at stabilization.
60 to 120 days from complete application to closing, due to required appraisal, environmental review, title work, plans review, sponsor diligence, and market study.
Most 90% LTC construction loans are full or partial recourse. Non-recourse construction financing typically requires lower LTC and institutional-quality sponsors.
Personal financial statement, 2-3 years tax returns, project budget, pro forma, architectural plans, GC agreement, construction schedule, environmental Phase 1, title commitment, and schedule of real estate owned.
We Finance America places construction loans in all 50 U.S. states through a nationwide network of commercial construction lenders. Related programs include commercial real estate loans and working capital for pre-construction expenses.
We Finance America is a commercial loan placement advisory. We do not make lending decisions. We package your deal, advocate for the best possible terms, and place it with the lender in our network best-suited to your transaction.
Final approval, rate, fees, LTC, LTV, term, and all other loan conditions are determined by the lender based on their underwriting of the borrower, sponsor, project, asset, market, and overall risk profile.
"Up to 90% LTC" reflects the maximum leverage available through our lender network for qualifying deals. It is not a guarantee that any specific deal will be approved at that level.
Loans are subject to underwriting, appraisal, satisfactory due diligence, and final lender approval. Not all applicants will qualify.
Our commitment is to give you our honest assessment fast, position your deal as well as it can be positioned, and tell you the truth — whether that's good news or hard news — within one business day.
A 3-minute application gets your project in front of the right lender partners. We'll respond within one business day with an honest assessment — yes, no, or "here's what we'd need to make this work."
Complex deal or want to discuss it first? Call (786) 321-7366 — but submitting the basics through the application first makes that conversation immediately more productive.