FL · Miami
Bridge, Flip & Construction
Loans in Miami, FL
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in Miami, $1M to $5M, term sheet in 24 to 48 hours. For US investors and foreign nationals on the same terms.
Passy Capital finances investors who buy, renovate and build residential investment property in Miami-Dade County. We write bridge loans, fix & flip loans and ground-up construction loans from $1M to $5M, plus renovation financing and DSCR loans for the hold. Term sheets go out in 24 to 48 hours, and a clean file closes in about two weeks.
Our borrowers are local flippers and builders working single-family and small multifamily product, and investors buying Miami from abroad. Both borrow on the same terms. For a non-US investor the loan is made to a US LLC and underwritten on the property and the business plan, so no US credit history and no Social Security number are required.
Miami is the main entry point for foreign capital into Florida residential property. In the Florida Realtors 2025 international survey (August 2024 to July 2025), 45% of the state's international purchases were in the Miami-Fort Lauderdale-West Palm Beach metro, and 64% of those buyers came from Latin America and the Caribbean, with Europe next at 14%. Colombia, Argentina, Canada and Brazil were the largest buyer countries in the metro.
Miami-Dade has its own cost and code profile, and we size loans with it in mind. Documentary stamp tax on deeds is $0.60 per $100 here instead of the statewide $0.70, plus a $0.45 surtax when the property is not a single-family dwelling. The county sits in the High-Velocity Hurricane Zone of the Florida Building Code, so windows, doors and roofing on a renovation or new build need HVHZ-rated products, which affects both the rehab budget and the draw schedule.
Miami Market Highlights
Bridge to buy, then refinance
Bridge loans up to 80% LTV let an investor close on an off-market or time-sensitive Miami purchase, then refinance into a DSCR loan once the property is leased.
Fix & flip up to 90% LTC
Purchase and renovation in one loan, with rehab funds released in draws as the work is inspected. Budgets need to carry HVHZ-rated openings and roofing.
Ground-up and teardowns
Construction loans up to 85% LTC for spec homes and rebuilds on existing lots, common in older single-family neighborhoods across the county.
Lower deed stamps, plus a surtax
Miami-Dade charges $0.60 per $100 in documentary stamp tax on deeds, plus a $0.45 surtax on anything that is not a single-family dwelling, such as a 2-4 unit or small multifamily.
Condo rules matter
Condo buildings of three or more stories must complete milestone inspections and structural integrity reserve studies under Florida law. We review association reserves and assessments before lending on a unit.
Flood zones and the 50% rule
In a FEMA flood zone, work costing 50% or more of the structure's value must bring the building up to current floodplain rules. We check this before sizing a rehab.
Key Submarkets
Little Havana
Allapattah
Little River
Miami Shores
North Miami
Coral Gables
Coconut Grove
Kendall
Westchester
Doral
Brickell
Miami Beach
Property Types We Finance
Single-Family
2-4 Units
Condos & Townhomes
Small Multifamily (5-9 Units)
Spec Homes
Build-to-Rent
SFR Portfolios
Teardown & Rebuild
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Financing a Miami deal from Latin America or Europe
Most foreign buyers in Miami pay cash. The Miami Association of Realtors reported that about 51% of international residential transactions in South Florida from August to October 2025 were all-cash. Borrowing changes the math on a flip or a new build: the same equity can carry a larger project, or two projects instead of one.
The structure is the same as for a US investor. You form a US LLC, open a US business bank account for it, and the LLC is the borrower. We underwrite the property, the purchase price, the rehab or construction budget and the exit, and you provide identification, proof of funds and the LLC documents. Our fee is 1% to 2% of the loan, paid at closing, with nothing due upfront.
When the LLC sells, federal FIRPTA rules can require the buyer to withhold 15% of the gross price if the seller is treated as a foreign person. How your LLC is taxed decides whether that applies, so set it up with a US tax adviser before you buy.
If you are investing in Miami from abroad, start here:
Investing in Miami from outside the US
If you are buying in Miami from outside the United States, financing is usually where the process stalls: no Social Security number, no US credit history, and no retail bank willing to underwrite a foreigner. We lend to your US LLC instead, underwrite the property rather than a US profile you have no way to build, and charge no foreign-national premium for it.
Frequently asked questions
Can a foreign national get a fix & flip or construction loan in Miami?
Yes. The loan is made to a US LLC and underwritten on the property, the budget and the exit, not on a US credit file. A non-US investor with no US credit history and no Social Security number borrows on the same terms as a US investor: up to 90% of cost on a fix & flip, up to 85% of cost on ground-up construction, from $1M to $5M.
How fast can you close a Miami bridge loan?
We issue a term sheet within 24 to 48 hours of receiving the deal. A clean file, with the LLC formed, the appraisal ordered and title clear, closes in about two weeks.
What closing taxes apply to a Miami-Dade purchase with a loan?
On the deed, Miami-Dade charges documentary stamp tax of $0.60 per $100 of the price, plus a $0.45 surtax unless the property is a single-family dwelling. On the loan, Florida charges documentary stamp tax of $0.35 per $100 of the loan amount and a nonrecurring intangible tax of 0.2% (2 mills) on the amount secured by Florida real property.
Do you lend on a Miami property the borrower will live in?
No. We make business-purpose loans on non-owner-occupied investment property only: properties bought to renovate and sell, to build, or to rent.
Learn More
What does a $2M bridge loan cost on a Miami investment property?
Interest, the fee and Florida's loan taxes, worked out on a $2M loan.
How fast can a fix and flip loan close in Florida?
About two weeks on a clean file, and the Florida items that slow it.
How do I find a fix and flip lender for a $2M Miami project?
What a fast-closing flip loan in Miami looks like, from leverage to draws.
How does a foreign buyer finance a property in Miami?
The US LLC structure, the documents, and how the loan is underwritten.
Fix & Flip Loans
Purchase and rehab in one loan, up to 90% of cost, closing in about two weeks.
More answers in investor questions, answered and the glossary of lending terms.
Other Cities in Florida
We also finance investors across other Florida markets.
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