Florida · Ground-Up Construction
Florida spec home and ground-up construction loans.
Financing for spec houses, infill lots and small residential buildings up to nine units. Up to 85% of cost, interest only on what has been drawn, draws released against inspected work, $1M to $5M.
By David Hodara · ·
85% LTC
Max leverage
$1M-$5M
Loan range
24-48h
Term sheet
On inspection
Draws
Florida ground-up construction market context
A Florida spec build is mostly a question of time. Vertical cost is knowable; what decides the return is how long the permit takes in the jurisdiction you picked and whether the lot sits in a flood zone that requires elevation and additional review before the first vertical draw. We write the term to the realistic schedule rather than the optimistic one, because an extension negotiated in month eleven costs more than a longer term agreed at the start.
The exit is written into the term sheet: a sale, or a refinance into DSCR at up to 80% LTV if the plan is to keep and rent the house. Coastal work also has to meet Florida Building Code wind requirements, and insurance during construction is part of the file from day one.
Non-US sponsors build in Florida on the same terms as US sponsors. The loan is made to a US LLC and underwritten on the budget, the licensed general contractor and the exit, not on a US credit file.
Typical loan products for Florida ground-up construction
Each deal gets routed to the product structure that fits. Most ground-up construction deals in Florida use one of the following.
Construction loans
Ground-up financing for spec houses, small residential buildings and build-to-rent, up to 85% of cost, interest only on the drawn balance, draws against inspected work.
Bridge loans
Lot or land acquisition while permits and horizontal work are finished, ahead of the first construction draw.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Buying Florida ground-up construction from outside the US
We finance ground-up construction in Florida for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Top Florida markets we actively fund
We work ground-up construction deals across Florida, with deepest lender relationships in the metros below.
Florida ground-up construction FAQ
How much of a Florida spec build can be financed?
Up to 85% of total cost, land included when the land is bought with the loan. Equity goes in first, then draws follow completed and inspected work. On a lot you already own, its value usually covers most of the equity.
Do I need to be a licensed builder?
No, but there must be a licensed general contractor on the file. An investor who has not built before can borrow with a credible contractor, a real budget and a contingency; the terms follow the sponsor's own record.
Do you lend before permits are issued?
Not as a construction loan, because there is nothing to draw against yet. A bridge can carry the lot while permits are finished, then convert to construction once they are issued.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can a foreign national finance ground-up construction in Florida?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Other Florida asset classes
Got a Florida ground-up construction deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.