By Trevor Damyan, Commercial Mortgage Broker at Commercial Lending Solutions
Two-step bridge-to-permanent and direct permanent represent the two foundational approaches to financing transitional commercial real estate. Bridge to perm acquires the property with bridge debt (90 to 365 day to 36 month term, 70 to 80 percent LTC, floating rate at SOFR + 350 to 700) and refinances into permanent debt (agency, life co, CMBS) at stabilization. Direct permanent skips the bridge step and underwrites the deal as a single permanent loan at acquisition. The choice depends on property condition, occupancy, sponsor profile, and how much value-add the deal contemplates.
Get Quotes from Both →Rate ranges reflect indicative pricing as of April 2026, sourced from active CLS CRE quote pipeline. Pricing is property, sponsor, and structure dependent.
Bridge to perm wins on transitional and value-add deals where the property is not yet stabilized at acquisition. The bridge financing provides the runway and CapEx capital to execute the value-add plan, with permanent financing taking out the bridge at stabilization.
Direct permanent wins on stabilized properties where the bridge step would add unnecessary cost and execution risk. Sponsors with stabilized acquisitions and strong profiles save 200 to 400 basis points of bridge premium by going straight to permanent financing.
Start with property condition and occupancy. Below 85 percent occupancy or with meaningful value-add planned, bridge to perm is generally the right structure. Above 90 percent occupancy with stable NOI and modest CapEx, direct permanent is the right structure.
Calculate the bridge premium dollar cost. A typical $20M bridge at SOFR + 475 (9.35 percent all-in) versus a $20M perm at 5.85 percent over a 24-month bridge period costs approximately $1.4M of additional interest. For value-add deals where the bridge enables 25 to 30 percent rental rate uplift, the bridge premium pays for itself many times over. For stabilized deals, the premium is wasted.
Evaluate refinance risk. Bridge to perm carries refinance risk: rates could rise during the bridge period, agency programs could tighten, sponsor profile could change. Forward commitment programs (Fannie Mae and Freddie Mac) can lock in the perm rate at construction or bridge start, eliminating refinance rate risk.
Consider sponsor profile. Direct permanent requires agency-, life-co-, or CMBS-grade sponsor profile at acquisition. Sponsors with limited track records, complex structures, or transitional needs often have to start with bridge regardless of property condition.
On a $32M 188-unit Class C multifamily acquisition in a Sun Belt market with 71 percent occupancy and a 24-month value-add plan, the sponsor financed acquisition with a $24M bridge debt fund loan at SOFR + 475 (9.35 percent all-in), 75 percent LTC, with $4M of future funding for the renovation. After 23 months of value-add execution, the property reached stabilization at 92 percent occupancy with rental rates 27 percent above acquisition. The sponsor refinanced into Freddie Mac Optigo Conventional at 5.85 percent fixed 10-year, 73 percent LTV, $25M loan amount, returning approximately $4M of capital. Total bridge cost was approximately $4.2M of interest over the 23 months. Total deal value created (NOI uplift capitalized at exit cap rate) was approximately $14M, yielding a 3.3x return on the bridge premium investment.
All deal references anonymize borrower and lender identities and use city-level geography only.
Bridge to perm is the right structure when the property needs work. Direct perm is the right structure when it does not. The mistake sponsors make is using bridge to perm on stabilized properties (wasting 200 to 400 basis points) or trying to use direct perm on transitional properties (which lenders simply will not fund).
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