One Close. One Rate. One Team.
The standard construction loan structure most lenders push is a two-time-close: you pay closing costs to fund the build, then pay them again at the end to convert into a permanent mortgage. We don’t use that structure. Our one-time-close construction-to-permanent loan handles land acquisition, construction draws, and the permanent 30-year mortgage in a single transaction with a single set of closing costs.
- Land + build + permanent financed under one note, with one closing, one set of fees.
- Permanent rate locked up front, before construction begins — protecting you from rate moves during the build.
- Interest-only draws during construction — you pay interest only on the funds disbursed at each milestone, not the full loan.
- 10–20% down depending on borrower profile, property type, and total loan amount.
- Custom builds and spec homes both eligible, with the right builder documentation in place.
- Builder-approval support — we work with your builder to assemble what underwriting requires.
Best Fit Profiles.
- Buyers who own a lot and want to build a primary residence
- Buyers purchasing land and building in a single transaction
- Move-up families building their long-term home while their current home sells
- Investors building a second home, lake house, or vacation residence
- Veterans using VA entitlement on a custom build (VA one-time-close available)
How We Structure The File.
Builder Vetting
Underwriting evaluates your builder as carefully as it evaluates you. We hand your builder the exact document package — licensing, insurance, financials, references, past project history — required for approval. Most builders have done this before, but the lenders we work with each have unique requirements; we know them.
Draw Schedule Design
A construction draw schedule matched to actual construction milestones — foundation, dry-in, mechanical rough-in, drywall, trim, completion. Draws release on inspection, never on calendar. That protects you and the lender, and keeps the project moving.
Rate Lock Strategy
We lock your permanent rate at file approval, with an extended-lock product that covers your full build window plus a buffer. If rates fall meaningfully before close, we re-lock you lower per our written float-down policy.
Contingency Modeling
Every build has a contingency budget. We help you size it correctly — large enough to cover the surprises every project produces, not so large that you’re borrowing for a margin you won’t use. The right number depends on your builder, your market, and your timeline.