NJ Market
Bridge, Flip & Construction
Loans in New Jersey
Bridge, fix & flip, construction, renovation and DSCR loans for investors buying in New Jersey, from the US or abroad, on the same terms. $1M to $5M. Foreign nationals welcome.
Passy Capital finances real estate investors who buy, renovate and build residential investment property across New Jersey, from Jersey City and Newark to the towns of Hudson, Essex, Bergen and Union counties: bridge loans, fix & flip loans and ground-up construction loans from $1M to $5M, with renovation and DSCR financing for the hold. Common projects are gut renovations of two- to four-family houses, conversions, infill construction on small lots and rentals refinanced once they are leased.
We lend to local operators and to investors buying from abroad on the same terms. New Jersey ranked fourth among states for foreign purchases of US residential property in the National Association of Realtors' 2026 international transactions report, tied with Georgia at 4% of foreign purchases, behind Florida, California and Texas. A non-US investor borrows through a US LLC with no US credit history required.
Term sheets go out in 24-48 hours and a clean file closes in about two weeks. Leverage runs up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, and up to 80% of value on bridge and DSCR loans. Business-purpose lending only, on non-owner-occupied property. Larger commercial deals are placed through our capital-partner network.
New Jersey Market Highlights
Foreign Capital
New Jersey tied with Georgia for fourth among states for foreign purchases of US residential property in NAR's 2026 report (4%).
Manhattan Access
PATH trains connect Newark and Jersey City to Manhattan. Distance to a station is part of how we read rents and resale comps.
Judicial Foreclosure
Foreclosures go through the Superior Court and end in a sheriff's sale, so exit plan and equity matter in underwriting.
Seller-Paid Transfer Costs
The realty transfer fee and, since July 2025, the graduated fee over $1M are paid by the seller: an exit cost on a flip.
Regulated Title Rates
Title premiums come from one rate manual approved by the Department of Banking and Insurance.
Local Rent Control
Rent control is municipal. New construction can be exempt for up to 30 years if the claim is filed before the certificate of occupancy.
Cities We Serve
Jersey City
Newark
Hoboken
Bayonne
Union City
West New York
Elizabeth
Kearny
Harrison
Montclair
Hackensack
New Brunswick
Property Types We Finance
Single-Family
2-4 Units
Condos & Townhomes
Small Multifamily (5-9)
Spec Homes
Build-to-Rent
SFR Portfolios
Renovation Projects
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Other US Markets
We finance investment property for US and foreign investors in other markets too.
FL
Florida →
No-tax growth market, Miami, Orlando, Tampa
TX
Texas →
Population boom, Dallas, Houston, Austin
CA
California →
Spec builds and flips, Los Angeles, Bay Area, San Diego
NY
New York →
1-4 unit and small multifamily, NYC, Brooklyn, Long Island
AZ
Arizona →
Flips and build-to-rent, Phoenix, Scottsdale, Tucson
GA
Georgia →
Flips and spec builds, Atlanta metro
TN
Tennessee →
Build-to-rent and rentals, Nashville, Memphis
NC
North Carolina →
Spec builds and flips, Charlotte, Raleigh
CO
Colorado →
Flips, infill and rentals, Denver metro
IL
Illinois →
Two-flats, flips and rentals, Chicago
OH
Ohio →
Flips and buy-and-hold, Columbus
WA
Washington →
Infill and middle housing, Seattle
VA
Virginia →
Flips and rentals, Richmond
SC
South Carolina →
Flips and coastal rentals, Charleston
MT
Montana →
Higher-price builds and rentals, Bozeman
PA
Pennsylvania →
Rehabs and flips, Philadelphia, Pittsburgh
MO
Missouri →
Flips and rentals, St. Louis, Kansas City
Have a deal in New Jersey?
Submit your deal in 2 minutes. We'll review it and get back to you within 24 hours with financing options.
Submit a DealWhat is specific about lending in New Jersey
- Judicial foreclosure. Foreclosure in New Jersey goes through the Superior Court, and the property is sold at a sheriff's sale after the court enters judgment. Timelines run longer than in non-judicial states, so the strength of the exit plan and the borrower's equity in the deal carry real weight in underwriting.
- Transfer fees are paid by the seller. New Jersey's realty transfer fee is paid by the seller. Since July 10, 2025, the graduated fee on transfers over $1M (formerly the buyer-paid "mansion tax") is also paid by the seller, at rates from 1% between $1M and $2M up to 3.5% above $3.5M. On a flip, the investor is the seller at exit, so this cost belongs in the profit calculation from day one.
- Title premiums from one rate manual. Title insurers in New Jersey charge premiums from the Manual of Rates and Charges published by the New Jersey Land Title Insurance Rating Bureau and approved by the Department of Banking and Insurance. Member insurers cannot deviate from it, so the premium on a given policy amount is a known number in the budget.
- Municipal rent control. Rent control in New Jersey is set town by town, and Jersey City and Newark both have ordinances. Under state law (N.J.S.A. 2A:42-84.2), newly constructed multiple dwellings can be exempt for up to 30 years, but only if the owner files a written claim of exemption with the municipal construction official before the certificate of occupancy is issued. On a ground-up rental project, that filing is part of our closing checklist.
- Property tax set town by town. Property tax rates in New Jersey are set by each municipality and are a major carrying cost on any hold. We underwrite the actual tax bill for the specific town, and on new construction the bill as reassessed once the building is complete.
- Flood exposure on the waterfront. Parts of Hudson County and other coastal and riverfront areas sit in FEMA flood zones. Flood insurance cost and, on new construction, elevation requirements go into the budget and the rent or resale assumptions.
Buying in New Jersey from outside the US:
Frequently asked questions
What do you finance in New Jersey?
Bridge loans, fix & flip loans and ground-up construction loans for spec homes, infill projects and build-to-rent, plus renovation loans and DSCR loans as the hold or exit. Property types are single-family, 2-4 units, condos and townhomes, small multifamily up to 9 units, build-to-rent and SFR portfolios. Loans run from $1M to $5M, business-purpose only.
How much leverage is available on a New Jersey renovation or build?
Up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, up to 80% of value on a bridge loan and up to 80% of value on a DSCR loan. The fee is 1-2% of the loan, paid at closing, with no upfront fees.
Can a foreign national finance New Jersey investment property?
Yes. The loan is made to your US LLC and underwritten on the property and the business plan, not on a US credit history, so a non-resident borrows on the same terms as a US investor. No Social Security number is required.
Is New Jersey a judicial or non-judicial foreclosure state?
Judicial. A New Jersey foreclosure is filed in the Superior Court and ends in a sheriff's sale after judgment, which takes longer than a trustee sale in non-judicial states.
Who pays the New Jersey mansion tax on an investment property sale?
For contracts signed on or after July 10, 2025, the seller pays it. The graduated fee applies to transfers over $1M, at 1% up to $2M and rising in steps to 3.5% above $3.5M. On a flip, plan for it as an exit cost.
New Jersey City Guides
Bridge, fix & flip and construction financing in New Jersey's largest investor markets.