LOAN PRODUCTS
GROUND-UP CONSTRUCTION LOANS
Non-bank construction financing for residential real estate developers
Our comprehensive loan program covers the cost of horizontal development and vertical construction costs on shovel-ready lots.
- Draws funded in as little as 3 business days
- Up to 90% LTC
- Single property and portfolio loan options available
UP TO 50% OF ACQUISITION ON ENTITLED LAND
UP TO 75% HORIZONTAL DEVELOPMENT COST
UP TO 100% VERTICAL CONSTRUCTION COST
pROGRAM HIGHLIGHTS
Fast-Track Funding
Take advantage of our fast draw process enabling clients to receive funds in as little as 3 days. Streamline your construction projects, capitalize on time-sensitive opportunities, and experience the efficiency of Dominion Financial.
90% LTC on shovel-ready projects
Ready to break ground? Dominion Financial offers up to 90% LTC on shovel-ready projects, providing you with the capital you need to start construction without delay. Our streamlined application process and quick approvals mean you can move forward with your plans without unnecessary red tape.
Reimbursement of cost basis
We understand that the cost of acquiring and developing free and clear land can be substantial. That’s why Dominion Financial offers reimbursement of cost basis to help you recover your initial investment.
HOlding as a rental? Ask about our 30-Year DSCR LOANS
Types of Projects We Lend On
Traditional Single Family: We finance standalone single-family home projects in various residential areas, catering to homeowners and developers alike.
Multifamily Apartment Buildings: For those looking to construct multifamily apartment buildings, Dominion Financial Services offers the necessary financial support to make your development a reality.
Scattered Site: Whether you’re developing properties spread across different locations, we have the expertise to fund scattered-site projects, enabling you to create a diverse portfolio.
Subdivisions: Our lending solutions encompass subdivision projects, allowing you to transform raw land into residential communities.
GET PREQUALIFIED
WE GET IT. WE'RE INVESTORS TOO.
We understand the importance of closing fast and on time. Over the past two decades, we have funded more than 15,000 loans worth over $4 billion. And we have never missed a closing date.
important things you should know
FREQUENTLY ASKED QUESTIONS
We provide ground-up construction loans for investment properties only. This includes single-family homes, 2–10 unit residential properties, and mixed-use buildings where the majority of the space is residential.
Projects must be on entitled land with proper zoning, approved permits, and complete construction plans. We do not finance owner-occupied homes, raw land without entitlements, or commercial-only properties.
Each project is evaluated individually based on property type, location, and borrower experience.
Construction experience is considered as part of the approval process, but there is no set minimum requirement. We evaluate your overall track record, the qualifications of your construction team, the quality of your project plans, and your financial capacity to complete the build.
If you’re newer to construction, partnering with an experienced builder and presenting a well-prepared plan can strengthen your application. Every project is reviewed case by case, with a focus on overall feasibility and borrower readiness.
We can finance up to 90% of the total project cost, depending on the scope and structure of the deal. This typically includes up to 50% of the land acquisition cost, 75% of horizontal development expenses (such as site work and utilities), and 100% of vertical construction costs.
Final loan amounts are based on project feasibility, borrower qualifications, and detailed budget analysis.
Yes. For ground-up construction loans, a pre-construction appraisal is required to determine the projected value of the completed property. This “subject to completion” valuation is based on your detailed construction plans, specifications, and comparable sales in the area.
The appraisal helps validate project feasibility and is used to determine your loan amount. Turnaround times may vary based on project complexity and local market conditions, and appraisal costs are typically the responsibility of the borrower.
Ground-up construction loans are short-term by design, with typical terms ranging from 12 to 24 months. During the construction phase, payments are interest-only on the drawn funds.
The loan is intended to be paid off through either a property sale or a refinance into permanent financing upon project completion. Extensions are available if needed, though they may be subject to additional fees. Term length is determined based on the scope and timeline of your specific project.
We fund draws faster than nearly anyone in the industry – in as little as 24-hours for eligible properties.
Speed isn’t a bonus; it’s built into how we operate. Once your draw request is submitted with the required documentation, we move immediately. Inspections are turned around quickly, approvals happen in-house, and funds are released without third-party delays.
We understand that every day counts on a construction site. Crews need to be paid, materials need to be delivered, and momentum can’t stall. That’s why our entire draw process is designed to move at the pace of your project – not the pace of a traditional lender.
No, you don’t need to own the land before applying. Dominion Financial can finance both the land acquisition and the construction, allowing you to secure funding before closing on a lot.
We offer pre-approvals so you can shop with confidence, make competitive offers, and be ready to close quickly when the right property comes along. We typically finance up to 50% of the land cost, provided the land is entitled, properly zoned, and suitable for your construction plans.
Yes, refinancing into a long-term DSCR rental loan is a common and strategic exit after completing a ground-up construction project. Dominion Financial offers both the construction financing and the permanent rental loan, making the transition seamless.
Once construction is complete and the property is rented, you can refinance into a 30- or 40-year fixed DSCR loan. These loans are based on the property’s rental income (not personal income) and typically offer up to 75% LTV for a cash-out refinance, with no tax returns or pay stubs required. Dominion also offers a DSCR price-beat guarantee.
Using one lender for both phases not only simplifies the process but also shortens the timeline, helping you stabilize the property faster and build long-term wealth.
No, there is no prepayment penalty on our ground-up construction loans. You’re free to pay off the loan at any time, whether you finish ahead of schedule, sell immediately, or refinance into long-term financing.
Yes, Dominion Financial does finance spec builds – you don’t need a pre-sale contract to qualify for ground-up construction financing. Many of our borrowers build without a buyer already in place, using market-based appraisals to support the loan.
When financing spec projects, we evaluate factors like local market demand, comparable sales, your construction experience, and your financial capacity to complete the project. While pre-sold contracts can strengthen your application, they’re not required.
