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Current rates, points, origination fees, and total carry costs explained without the runaround. We name the numbers upfront because that is how trust is built.
California bridge loan rates run higher than conventional mortgage rates for straightforward reasons. Bridge loans are short-term, asset-based, and close in a fraction of the time of a 30-day conventional approval. The lender takes on compressed underwriting timelines, flexible qualification criteria, and a short repayment window. The rate reflects that.
This is not predatory pricing. Conventional lenders offset their lower rate by requiring two years of tax returns, W-2s, a qualifying debt-to-income ratio, 30 to 45 days of processing time, and the right to reject borrowers with complex income. A bridge loan accepts self-employed borrowers, retirees, and borrowers with past credit issues, and it closes in weeks. The difference in rate is the cost of that flexibility and speed.
A mortgage broker does not fund loans. A broker finds a wholesale lender, adds a spread to the rate, and presents the marked-up number to you as "the rate." A direct lender like North Coast Financial funds loans from our own capital. The rate we quote is the rate we charge, with nothing added on top for a middleman.
When comparing rates across lenders, always ask: "Do you fund your own loans?" The answer tells you whether you are getting a direct price or a brokered price.
North Coast Financial funds its own loans. No broker markup, no file-shopping, no middleman. The rate quoted is the rate charged. Our broker has funded over $1 billion in California private money loans since 1981.
Current California bridge loan rates at North Coast Financial range from 9.95% to 10.95% (APR 11.40% to 13.22%). This range reflects well-qualified residential bridge loan transactions. Your specific rate within that range depends on your LTV, lien position, property type, and the California market your collateral property is in.
The table below shows how California bridge loans compare to other equity access products on rate and funding timeline. The speed difference is often more consequential than the rate difference in California's competitive markets.
| Product | Rate Range | Funding Timeline | Works If Listed? |
|---|---|---|---|
| Bridge Loan (Owner-Occupied) | 9.95% to 10.95% (APR 11.40% to 13.22%) | 2 to 2.5 weeks | Yes |
| Bridge Loan (Investment) | 9.95% to 10.95% (APR 11.40% to 13.22%) | 5 to 7 days | Yes |
| HELOC | 8% to 10% | 3 to 6 weeks | No |
| Cash-Out Refinance | ~7% | 30 to 60 days | No |
| Hard Money (Investor) | 10% to 14% | 5 to 10 days | Yes |
The HELOC and cash-out refinance carry lower rates, but neither can be opened on a property that is already listed for sale. If you are actively competing for a home or your departing property is on the market, those options are typically off the table before the rate comparison even matters.
A bridge loan has two primary cost components: the interest rate (which accrues over time) and upfront fees paid at closing. Understanding both is essential to comparing lenders accurately.
One origination point equals 1% of the loan amount, paid at closing. Points are separate from your interest rate. Both affect your total cost of borrowing. On a $500,000 bridge loan, one point is $5,000 and two points is $10,000.
North Coast Financial's origination points run 1.25 to 1.95 depending on the loan scenario. There is no lender fee and no appraisal fee. All compensation is disclosed upfront before you commit.
Typically 1 to 2 points paid at closing. One point equals 1% of the loan amount. This is the primary lender compensation.
Typically $2,500 to $4,000 depending on loan amount and county. Paid to the title and escrow company, not the lender.
Typically under $200. Paid to the county recorder's office to record the deed of trust.
No application fees. No administrative fees. No yield spread premiums. No doc prep fees. No junk fees of any kind. If a lender cannot clearly name every fee upfront, walk away.
Call or email your scenario and we will give you a complete cost estimate in under 15 minutes. No obligation.
Monthly payments are required throughout the bridge loan term. This is true of all California residential bridge loans, including ours. The payment is calculated on the bridge loan balance at your specific rate.
We do not provide generic payment examples because the number that matters is your number, based on your loan amount and rate. A five-minute phone call with us produces a precise monthly payment figure along with a full cost breakdown. There is no obligation and no application required to get that quote.
Monthly payments are required throughout the loan term. Contact us at (760) 722-2991 or contact@northcoastfinancialinc.com for a no-obligation payment and cost estimate tailored to your specific loan amount and property.
The total cost of a bridge loan is rate multiplied by balance multiplied by time. Of those three variables, hold period is the one you have the most control over. Pricing your departing home correctly from day one and listing it immediately after you close on the new property directly reduces your total bridge loan cost.
Most North Coast Financial borrowers pay off within 90 days. The maximum term is 11 months with no prepayment penalty, meaning you pay exactly as long as you need to and not a day longer.
Total carry cost includes monthly payments, origination points, appraisal, and title/escrow fees. The longer you hold the loan, the higher your total cost because monthly payments accumulate. The closing fees are fixed regardless of how long you hold.
Points and closing fees are fixed at loan origination. Monthly payments run from close until payoff. Shortening the hold period is the single most effective way to reduce total bridge loan cost. An empty, staged home typically sells faster and at a higher price than an occupied one, which is one reason why borrowers who move first and sell second often come out ahead financially.
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Not every borrower receives the same rate within the 9.95% to 10.95% (APR 11.40% to 13.22%) range. Several specific factors move your rate toward the lower or higher end.
The most reliable way to understand where your scenario lands within the rate range is to call us with your property details. We can give you a same-day indication with no obligation.
Most California bridge loan lenders are not transparent about pricing. "Call us for a quote" is the industry norm because it avoids having to compete on rate. These five questions cut through the evasion and give you the information needed to compare accurately.
A lender who cannot give you a rate range has not earned your business. A range tells you what you are working with before you invest time in an application.
Origination points run 1.25 to 1.95. There is no lender fee and no appraisal fee. Standard transaction costs include title, escrow, and recording. Anything beyond those is a junk fee.
A broker adds a spread. A direct lender does not. The answer should be simple. Vague answers to this question are a warning sign.
Federal TRID regulations require mandatory disclosure windows on owner-occupied loans. Any lender claiming sub-10-day funding on owner-occupied transactions is not being accurate. The realistic timeline is 2 to 2.5 weeks.
We do not. Some lenders do. If you plan to sell quickly, this question directly affects your total cost.
This is evasion, not diligence. Every legitimate lender can give a rate range based on a brief scenario description.
These are junk fees. If the lender cannot name every fee at the quote stage, expect surprises at the closing table.
Fast is not a commitment. Two to two and a half weeks for owner-occupied is a specific, accurate, verifiable number. Vague timelines are not.
Ask directly: "Do you fund your own loans from your own capital?" If the answer is unclear or hedged, you are talking to a broker.
The following scenario walks through the complete fee structure for a typical Orange County bridge loan transaction. Monthly payments are not calculated here because the right number depends on your specific loan amount and rate. Contact us for a personalized quote that includes your monthly payment alongside all other costs.
Compare upfront costs against the alternative: taking a contingent offer at a 7% discount on a $1.8M home purchase means accepting approximately $126,000 less than full market value to accommodate your sale contingency. The bridge loan's fixed, finite closing costs and monthly payments are knowable and manageable. The cost of losing a home to a better non-contingent offer is not.
Bridge loan costs are time-limited and front-loaded. Once the departing home sells, the loan is paid off. The cost of not having non-contingent buying power in Bay Area, LA, Orange County, and San Diego markets is often far greater than the cost of the bridge loan that eliminates it.