Buy Your Next Orange County Home Before You Sell
A bridge loan with no monthly payments — so carrying two homes doesn't crush your qualifying power. One flat cost, settled when your current home sells.
"I handle the offer and the pre-approval in one call."
What this bridge loan is — plainly
- No monthly payments during the bridge term. The cost is charged as points and fees and settled at payoff.
- Balloon payoff when your current home sells, or at the end of the six-month maximum term — whichever comes first.
- May help when DTI is tight — subject to lender and program guidelines on your new purchase.
- A stronger offer: buy without a sale contingency, then sell on your own timeline.
Cost is charged as points/fees; see the cost example including APR. Not a commitment to lend.
Fund. Buy. Sell — and the bridge pays itself off at closing.
The whole point is sequencing: you get the next home first, then sell the current one without a gun to your head.
Contingent offers lose in this market
In Huntington Beach, Seal Beach, and Long Beach's Belmont Heights, a well-priced home still draws multiple offers. "Subject to the sale of my current home" is usually the first offer a listing agent sets aside.
Two payments break the DTI math
Qualify for the next mortgage while still carrying the current one — plus a traditional bridge payment — and most borrowers blow past program limits. See the math both ways →
No bridge payment added to your monthly debt load
Structured so no bridge payment is added to your monthly debt load — which may help when DTI is tight, subject to lender and program guidelines. The cost is real and disclosed up front as points and fees.
The offer and the pre-approval come from the same desk.
Most buy-before-you-sell deals fall apart in the handoff between the lender, the buyer's agent, and the listing agent. Here there is no handoff.
As your broker
CA DRE #01408082 · Keller Williams Huntington Beach. I write the non-contingent offer, negotiate it, and then list your current home on a timeline matched to the bridge payoff.
As your MLO
NMLS #1976188 · Loan Factory, Inc. NMLS #320841. I structure the bridge and the new-purchase loan together, so the DTI question is answered before you write the offer — not discovered in underwriting.
$400,000 bridge · 6-month term (the maximum)
| Structure | Interest-only · no monthly payments |
| Interest, charged as points (4.00%) | $16,000 |
| Monthly payment during term | $0 |
| Balloon payoff at sale / month 6 | $400,000 |
| Annual Percentage Rate (APR) | 8.19% |
Illustrative only. Points and fees are finance charges; the APR reflects them even though there is no monthly payment. Maximum term six months. Paying off earlier raises the effective APR because the same fee covers fewer months. Third-party closing costs additional. Full cost example with the math →
Where this fits: equity-rich, payment-tight.
The typical borrower here has owned for 10–25 years in Huntington Beach, Westminster, Anaheim, or Long Beach — a lot of equity, a modest income relative to today's prices, and no appetite for selling first and renting in between.
Huntington Beach 92647 · 92648
Long-time owners in the inland tracts and downtown moving up toward the harbor, Seacliff, or a single-story — the two-payment math is exactly where they get stuck.
Westminster 92683 · Anaheim 92804
Equity built since the 2000s, often with an adult child's household in the mix. Buy the bigger home first, then sell without a rushed move.
Long Beach
Belmont Heights, Bixby Knolls, Los Altos: multiple-offer pockets where a non-contingent offer is the difference between winning and watching.
Huntington Harbour
Higher price points and longer marketing times for the departing home — with a six-month bridge ceiling, pricing to sell inside the term matters more here than anywhere.
55 or older? If you are carrying a low Proposition 13 tax base, the order of your sale and purchase can affect a Prop 19 base-year transfer. That is a conversation for your tax advisor — but it is one more reason to plan the sequence deliberately rather than sell in a panic.
Tell me about your current home and your next one.
Within one business day you get a straight answer: whether a no-monthly-payment bridge fits your numbers, what it would cost including APR, and what your offer on the next home could look like.
"I handle the offer and the pre-approval in one call."
- Call or text(949) 245-9313
- Emailkiri@loanfactory.com
- Service areaOrange County · Long Beach · Huntington Beach · California property only