Second-lien loans against real estate you already own

BuildUp Capital lends in second lien position against commercial or residential real estate, from $100,000 to $10,000,000, subject to the combined exposure we’re comfortable with on the asset. When you have a low-rate first mortgage worth keeping, a second lien raises capital without disturbing it.

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Refinancing a good first mortgage just to access equity can be expensive. A second-lien loan lets you keep the first in place and borrow against the remaining equity for a defined, short-term need.

We size second liens to the total exposure on the property, not just the slice — because our own money is in the deal and the collateral has to stand on its own.

We like creative deals — and we have the expertise to make them work.

Complex isn’t a problem to us; it’s the work. A bank’s underwriting has to fit a standard box, so a deal with moving parts often can’t be underwritten there at all. Our team has spent decades inside operating businesses, so the situations that stop a checklist are the ones we know how to structure.

Cross-collateralized structuresMultiple properties or assets securing one loan — we structure what the bank’s box can’t hold.

Complex entities & ownershipMulti-entity structures, partnerships, trusts, buyouts mid-transition — we’ve untangled harder.

Financials that need interpretationAdd-backs, transition years, seller statements — we read the business behind the numbers, not just the numbers.

First time taking on debtWe’ll help you understand the structure, the obligations, and the exit — before you sign, not after.

Bank-declined, time-critical deals“Not yet” from the bank doesn’t mean “no” from the market. It usually just means the clock is running.

Real collateral, alwaysEvery structure above is still secured by real estate we’d be comfortable owning. That part never flexes.

Complex isn’t the same as weak. We decline weak deals. We underwrite complex ones.

What we lend on

The parameters

Loan size$100K–$10MBusiness-purpose loans, sized to the deal

Term6–18 monthsShort by design — structured around your exit

Rates10%+Priced to term, collateral, lien position, and borrower profile

Fees1–4%Origination fee stated in your term sheet before you proceed · Underwriting deposit credited at closing · 1% referral fee where applicable

PaymentsMonthly, interest-onlyNo daily or weekly drafts. Principal at your exit — prepayment allowed.

Speed~10 daysClosing typically around 10 days once diligence items are received; term sheet typically within 5 business days

CollateralCommercial / ResidentialReal estate with proven market demand

Lien positionFirst or SecondCross-collateralization available

Geography9 statesTX · CO · UT · NV · AZ · OK · ID · MT · WY · receivables nationwide

Our rates reflect short-term bridge capital. These loans are structured to be refinanced into long-term debt — often back at your bank — within the loan term. We plan that exit with you from day one. Rates depend on term, collateral, lien position, and borrower profile, and are subject to change. Not every borrower qualifies for the lowest rate.

Common questions

Questions about second-lien loans

Can I borrow against a property my business already owns?

Yes — that’s exactly what this loan is for. If your business owns commercial or residential real estate, you can borrow against the equity in it — $100,000 to $10,000,000 — without selling the property or refinancing a first mortgage worth keeping. The building keeps working for the business while the equity goes to work on the deal.

What is a second-lien loan?

A second-lien (second-position) loan is secured by real estate that already carries a first mortgage, letting you borrow against your remaining equity without refinancing the first. BuildUp lends in second position from $100,000 to $10,000,000, subject to the combined exposure we’re comfortable with on the asset — useful when a low-rate first mortgage is worth keeping.

Do you take second lien positions?

Yes. We lend in first or second lien position against commercial or residential real estate, subject to the combined exposure we’re comfortable with on the asset.

Why use a second lien instead of refinancing?

If your first mortgage carries a rate worth keeping, a second lien raises capital without refinancing the whole balance — often the cheaper path for a short-term need.

How much can I borrow in second position?

It depends on the combined loan exposure against the property’s conservative value. We’ll give you a straight answer typically within 24 hours.

By location

Second-lien loans by metro

More on second-lien loans

First lien vs. second lien: how real-estate-secured loans are structured“Secured by real estate” comes down to lien position. Here’s what first and second lien mean, why it matters.Read →First vs. second lien position: what borrowers should knowA second lien can raise capital without disturbing a low-rate first mortgage. Here’s when that makes sense.Read →When a second lien beats a cash-out refinanceKeep your low-rate first mortgage and borrow against the equity behind it.Read →

Where we lend & what to read next

TexasLocal market commentary and metro pages for our largest footprint.See Texas →Declined by the bank?What a bank or SBA “no” really means, and what to do next.Read the guide →Get fundingTell us about your deal. A person typically responds within 24 hours.Start here →