Finance » Residential

Residential Loans for Acquisition, Rehab, or Ground-up Construction

Pacific Capital Partners works with an extensive network of lenders to provide financing for any type of residential property. From "A" paper bank loans at the most competitive rates, to the nearly impossible bad-credit, fast-close, major rehab, or any difficult scenarios, we will find the right financing for your property or project.

Now offering conventional and owner-occupied residential loans!

Through our strategic partnership with Robus Mortgage, we now offer conventional residential real estate loans:

"Stated Income" Loans for the Self-Employed

Great Jumbo loans at Conventional rates

Close Fast in 9 Business days On Average

For More Information or to Apply, Click the Logo!

Direct Lender and Broker.  NMLS #1687346. Robus Mortgage is NMLS licensed in the following states:  CA, OR, WA, ID, MT, UT, CO, TX and FL.

Spotlight - Private and "Hard Money" Loans

Private and hard-money lenders provides short-term loans to individuals purchasing residential or commercial real estate. This financing is also available for land purchases. Investors use hard-money lenders to acquire investment properties relatively quickly. Hard-money lenders are considered private lenders, and do not use conventional standards to extend credit to borrowers. A borrower uses a hard-money loan as a temporary, short-term loan solution until he can acquire more conventional financing for the property.

Hard-money loans are a good option for an investor who needs to acquire a property quickly or cannot get traditional financing. In addition, people with impaired credit who need money fast and can pay the high cost of borrowing are good candidates for hard-money loans. This type of loan may also be a viable option for individuals looking to avoid foreclosure. These individuals have turned their financial situation around, but still need cash to stop the foreclosure or at least get some additional time to sell the property. Foreclosure borrowers typically need to have at least 30 to 40 percent equity in their property to even qualify.

Customary loans from financial institutions evaluate a borrower’s creditworthiness based on a borrower’s income, debt and credit history. Hard-money lenders rely heavily on the value of the property to determine lending standards. Because a hard-money loan is typically easier to acquire than traditional financing, the cost of the loan is considerably higher.


Residential loan rates generally range anywhere from 3-4% from conventional sources (i.e. banks), to private money rates of 7% to 15% or more depending on the lender, the property, LTV, credit worthiness of the borrower, term, and other factors. Different lenders offer different rates and programs based upon not only these criteria, but also their individual appetite for particular types of properties and transactions.

Pacific Capital Partners works closely with hundreds of lenders in each geographic area, to find the right lender with the right rate and terms for each individual request. In most cases, the cost of acquiring a loan through Pacific Capital Partners is lower than if the borrower works directly with the lender, and we ensure that you are matched with the right lender for your particular situation.

Equity Investments

In many cases, equity investments can be arranged from private money sources, providing a financing package of 90%, or even 100% of the purchase price.  Equity investments generally require a preferred rate of return of 10% - 15%, as well as a "back end" participation in the net profit of the project, generally between 20% and 50% or more.  In some cases, interest or "soft" costs such as architectural fees can be financed as part of the package.

Equity packages are tricky and often require careful presentation an negotiation with multiple lenders.  Pacific Capital Partners can navigate you through this process and improve your chances of a successful transaction.

Rehab/Construction Loans

Rehab loans or even ground-up construction loans are generally available on an "ARV", or After Repaired Value, basis.  Loan to value ratios are generally 50% to 70% of ARV, with 65% being a common limit.