Buy Your Next Home
Before You Sell
Don't let a sale contingency cost you the home you want. Bridge loans unlock your current equity so you can make a clean, non-contingent offer -- today.
Serving homeowners in Oregon and California · NMLS #1498678
How It Works
What Is a Bridge Loan?
A bridge loan is a short-term financing tool that uses the equity in your current home to fund the purchase of your next one -- so you can buy before you sell. It literally bridges the gap between two real estate transactions, giving you the buying power you need when timing doesn't line up.
Bridge loans are typically 6-24 months, interest-only, and structured to be repaid when your current home sells. They're designed for move-up buyers, downsizers, cross-state relocators, and anyone caught in a timing gap between two transactions in competitive Oregon and California markets. Read our comprehensive bridge loans explained guide for an in-depth overview.
The lender appraises your departing home, calculates the net equity available after your existing mortgage, and provides bridge funds up to 80% LTV. You use those funds for the down payment and closing costs on your new purchase -- making a clean, non-contingent offer that puts you on equal footing with cash buyers. See how bridge loans work in practice: Portland, Eugene, Ashland, and cross-state OR/CA moves.
How a Bridge Loan Is Structured
Appraise departing home
Lender determines current market value
Calculate net equity
Home value - existing mortgage = available equity
Size the bridge loan
Up to 80% LTV on departing home, minus existing balance
Fund the new purchase
Bridge proceeds cover down payment & closing costs
Sell departing home
Sale proceeds retire the bridge loan
Example: Home worth $650,000 with $180,000 mortgage. Net equity = $470,000. Max bridge = $340,000 (80% LTV - existing balance). That $340,000 funds your next purchase.
Side by Side
Bridge Loan vs. HELOC vs. Piggyback (80/10/10)
Three different equity strategies -- but only one is built for speed. See how bridge loans compare when timing matters most.
| Feature | Bridge Loan | HELOC | Piggyback (80/10/10) |
|---|---|---|---|
| Time to Close | 10-14 days | 30-45 days | 30-45 days |
| Current Home Must Be Listed | No | No | No |
| Upfront Purchase Capital | Full lump sum | Draw as needed | Split financing |
| Payment Structure | Interest-only | Variable rate, draw period | Two fixed payments |
| Purpose | Buy before you sell | Access equity for any use | Avoid PMI / reduce primary loan |
| Term Length | 1-24 months | 10-20 year draw period | 15-30 years |
| Interest Rates | Higher (short-term premium) | Variable (prime + margin) | Fixed or variable |
| Ideal For | Competitive market timing | Ongoing equity access | Jumbo avoidance / PMI elimination |
| Exit Strategy | Sell departing home | Ongoing line of credit | Long-term second lien |
| Complexity | Single-purpose, fast | Flexible but slower | Two simultaneous loans |
Bottom line: If your goal is to buy before you sell and you need speed and certainty, a bridge loan is purpose-built for that scenario. HELOCs offer flexible ongoing equity access but take longer to set up and may not provide enough upfront capital for a purchase. Piggyback loans are designed for a different purpose entirely -- avoiding PMI or jumbo territory on a single purchase.
Interactive Tool
Free Bridge Loan Calculator
Model your bridge loan scenario -- estimate costs, compare against temporary housing, and see how much equity you can access.
Bridge Loan Amount
$340,000
Home value × 80% minus existing mortgage
Monthly Interest
$2,550
Interest-only at 9.00% per month
Total Bridge Interest
$15,300
Over 6 months — full cost of bridging
Alt: Temp Housing Cost
$19,200
6 mo × $3,200/mo (sell-first alternative)
Bridge Saves vs. Sell-First
$3,900
Bridge interest ($15,300) is lower than temp housing ($19,200) — plus you avoid disruption
Net home equity (value minus balance): $470,000 · Current LTV: 27.7% · Bridge uses up to 80% LTV, leaving remaining equity intact until sale.
Want a real number for your scenario?
These are estimates only. Actual bridge terms, rates, and fees depend on property appraisal, lender guidelines, and your full financial profile.
Estimates are illustrative and do not constitute a commitment to lend. Bridge loan availability, LTV limits, and rates vary by lender and borrower profile. Lumen Mortgage Corporation · NMLS #1498678 · Licensed in Oregon & California.
Decision Tool
Bridge Loan Savings Calculator
Compare the total cost of a bridge loan against the real cost of NOT bridging -- including the lost-deal premium, temporary housing, double-move expenses, and storage. See which strategy saves you more.
Bridge Loan Costs
Cost of NOT Bridging
Estimated premium if you lose your first-choice home and settle for a less competitive option
Move out to temp + move into new home (two moves instead of one)
Total Bridge Cost
$17,567
Cost of NOT Bridging
$47,650
Bridge Saves You
$30,083
Bridging costs $17,567 vs. $47,650 in lost-deal premium, temp housing, double-move, and storage costs. Plus you avoid the stress and disruption of selling first.
These are estimates -- want real numbers?
The "lost-deal premium" is the hardest variable to quantify -- but in competitive markets, settling for your second-choice home often costs far more than a bridge loan. We'll model your specific scenario honestly.
Estimates are illustrative and do not constitute a commitment to lend. "Lost-deal premium" represents the estimated cost of purchasing a less-preferred home after losing a competitive offer. Actual costs vary. Lumen Mortgage Corporation · NMLS #1498678.
At a Glance
Bridge Loan Quick Reference
Share this with your agent, your spouse, or your financial advisor -- everything you need to know in one place.
Lumen Bridge Loan
Buy Before You Sell · Oregon & California
Close Time
10-14 Days
Max LTV
Up to 80%
Terms
1-24 Months
Payments
Interest-Only
Who It's For
When to Use It
Typical Cost Example
Ready to model your specific scenario?
Program Features
Why Buyers Choose Bridge Loans
Close in 10-14 Days
Bridge loans are built for speed. With proper documentation, we can often fund in under two weeks -- putting you in your new home on your timeline.
Interest-Only Payments
Pay only interest during the bridge term, keeping your monthly obligations manageable while you transition between properties and prepare your current home for sale.
No Sale Contingency Needed
Make a clean, competitive offer on your next home without waiting to sell first -- a significant advantage in low-inventory markets across Oregon and California.
Up to 80% LTV
Access up to 80% of your current home's appraised value, minus your existing mortgage balance, as bridge funds for the down payment on your new purchase.
Flexible Exit Strategy
Repay the bridge loan from the sale of your current home or refinance into permanent financing. No prepayment penalties on early payoff.
1-24 Month Terms
Choose a term that fits your expected sale timeline. Extensions are typically available if your home takes longer to sell than anticipated.
Cross-State Moving
Moving between Oregon and California? We handle bridge financing across state lines from a single lender relationship -- one of our most common bridge loan scenarios.
Step by Step
How the Bridge Loan Process Works
From equity review to bridge retirement -- here's the full lifecycle of a bridge loan transaction.
Equity Review & Bridge Sizing
We appraise your departing home, calculate the net equity available after your existing mortgage, and determine how much bridge capital you can access -- typically up to 80% LTV on the departure property.
Bridge Loan Approval
Underwriting focuses on the equity in your departing home and your ability to carry both the bridge and new mortgage payments simultaneously. Most approvals complete in 5-7 business days.
Make a Clean, Non-Contingent Offer
With bridge financing committed, you write an offer on your next home with no home-sale contingency -- giving you the same negotiating position as a cash buyer in competitive markets.
Close on Your New Home
Bridge funds cover your down payment and closing costs. You close on the new home, move in on your schedule, and begin preparing your current home for sale.
Sell Your Departing Home & Retire the Bridge
List and market your current home at your pace, with no contingency deadline. When it closes, proceeds pay off the bridge loan -- typically within 90-180 days. You are left with a single mortgage on your new home.
Requirements
Bridge Loan Qualification Guidelines
Note: Bridge loan guidelines vary by program. Lumen Mortgage works with multiple bridge lenders offering different LTV thresholds, credit tiers, and term options. Contact us to find the program that fits your equity position and timeline.
Ready to Bridge?
Tell us about your departing home and target purchase. We'll calculate your available bridge capital, estimate total costs, and walk you through exact timelines -- no commitment required.
Licensed in Oregon & California · NMLS #1498678
Service Area
Bridge Loans in Oregon & California
Lumen Mortgage is licensed to originate bridge loans throughout Oregon and California -- including cross-state moves between the two.
Bridge Loans in Oregon
Bridge Loans in California
FAQ
Bridge Loan Questions Answered
Everything you need to know about buying before you sell in Oregon and California.
Try Our Full Bridge Loan Calculator
Model your exact bridge scenario — enter your home value, existing mortgage, target purchase price, and expected sale timeline. Get instant estimates for bridge costs, monthly payments, and a side-by-side comparison against temporary housing.
Open Bridge Loan CalculatorNo login required · Results in seconds · Free to use
From the Blog
Further Reading
ResidentialI Found My Dream Home But Haven't Sold Mine Yet — A Step-by-Step Guide to Buying Before You Sell in 2026
You found the house. It checks every box. But your current home hasn't sold yet — and the seller won't wait. Here's a calm, honest walkthrough of every option you have to buy before you sell, what each one actually costs, and how to decide which strategy fits your situation.
Bridge LoansBridge Loans in Ashland, Oregon: How to Buy a Condo Before Selling Your Home
Ashland's condo inventory is small and moves fast -- especially walkable units near the Plaza, Lithia Park, and the Oregon Shakespeare Festival. A bridge loan lets you lock in the right condo now and sell your single-family home on your own terms, without temporary housing or contingencies.
Bridge LoansBridge Loans in Portland's Competitive Housing Market: How to Win Without a Sale Contingency
Portland's tightest neighborhoods move fast -- a well-priced listing in Sellwood, Alberta, or Lake Oswego can draw multiple offers within days. A bridge loan turns your existing equity into instant buying power, letting you write a clean offer that stands out in a field of contingent buyers.
Bridge LoansThe Bridge Loan Advantage: How Oregon & California Movers Buy Before They Sell
Moving between Oregon and California — or relocating within either state — forces most buyers into a brutal catch-22: you can't buy without selling, but you can't sell without somewhere to go. A bridge loan dissolves that dilemma. Here's how it works, what it costs, and when it's the smartest move you can make.
Bridge LoansBridge Loans in Eugene, Oregon: How to Win Your Next Home in a University Town Market
Eugene's best neighborhoods -- South Hills, Fairmount, Amazon, and the College Hill corridor -- move fast when priced right. A bridge loan lets you make a clean offer using your existing equity, so you don't lose your target home while waiting for your current one to sell.
Bridge LoansBridge Loans: Buy Your Next Home Before Selling Your Current One
In a competitive market, waiting to sell before you buy can cost you the home you want. A bridge loan lets you make a non-contingent offer using your existing equity — here's how it works.
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Our bridge loan specialists will walk you through the equity analysis, model costs, and help you make a clean offer on your next home.
Licensed in Oregon & California · NMLS #1498678 · 503-966-9255
Bridge loans by state
Bridge financing options vary by state. Explore Oregon and California program details, timelines, and underwriting guidelines.