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Second-lien loans against real estate you already own

BuildUp Capital lends in second lien position against commercial or residential real estate, from $250,000 to $5,000,000, 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.

Get a term sheetCall (775) 997-8199

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 do the deals banks won’t touch.

Banks decline complexity, not just credit. Our team has spent decades inside operating businesses, so the situations that stop a bank’s checklist are the ones we know how to underwrite.

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$250K – $5M
Term6 – 18 months
Rates10 – 18%Transparent, risk-based pricing — no hidden fees, no surprises at closing
Fees1 – 4%Origination fee, disclosed up front · 1% referral fee
Speed<10 daysTerm sheet in under 5 business days
CollateralCommercial / ResidentialReal estate with proven market demand
Lien positionFirst or secondCross-collateralization available
GeographyTX · CO · UT · NVMarkets we know firsthand

Our rates reflect short-term bridge capital. Most of our borrowers refinance into long-term debt within 18 months — often back at their bank. We plan that exit with you from day one.

Common questions

Questions about second-lien loans

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 within 24 hours.

By location

Second-lien loans by metro

Further reading

More on second-lien loans

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 a term sheetTell us about your deal. A person responds within 24 hours.Start here →