Ground-Up Construction Loans—From Dirt to Doors
Financing for entitled land and shovel-ready projects across Texas & Florida—clarity from pre-development through C/O and stabilization.
Budget-true structures • Milestone draw control • Clear path to perm take-out
What We Finance
From multifamily to industrial, we structure construction financing for a wide range of commercial property types across Texas and Florida.
Multifamily (2–5+ & Small Balance)
Townhomes, garden-style, small podium projects
SFR Build-to-Rent / Scattered Sites
Portfolio BTR, infill single-family rental
Light Industrial / Flex
Bay and shallow-bay logistics facilities
Retail Pads / Small Centers
Grocery-adjacent, QSR pads (tenant-driven)
Self-Storage
Single or multi-story storage facilities
Hospitality & Medical
Case-by-case with strong sponsorship
* Investor / non-owner-occupied only.
Where We Fit in the Capital Stack
We structure financing across the entire construction lifecycle—from land acquisition through vertical build and stabilization.
Land / Pre-Dev
Entitlement, soft costs, early sitework—case-by-case
Horizontal / Vertical
Sitework, foundations, framing, MEP, interiors
Interest Reserve & Contingency
Modeled inside budget for protection
Take-Out Strategy
DSCR or Conventional CRE once stabilized
Typical Structure
Conceptual framework for ground-up construction financing. No public rates or leverage promises—every deal is unique.
Uses
Acquisition + construction, construction-only, construction-to-perm (where available)
Interest
Interest-only during build; interest reserve included; recourse varies
Draws
Milestone + inspection; releases net of retainage; lien waivers required
Third-Party
Appraisal 'as-complete,' plans & costs review, inspector, environmental, title endorsements
Guarantors
Guarantor carve-outs common; completion support expected
Disclaimer
Illustrative only; actual terms scenario-dependent and subject to change
Texas & Florida Focus
Deep market knowledge across major metros. Select a city to see local construction insights.
Texas
Florida
Budget & Draw Management
Transparent draw processes with milestone-based releases, inspection protocols, and contingency controls.
Validated Budget
Hard costs, soft costs, contingency 5–10% (conceptual), and interest reserve fully modeled.
Draw Mechanics
Request → Inspect → Release process; retainage policy enforced; title updates and lien waivers required.
Change Orders
Approval path established upfront; contingency use tracked; budget true-ups as needed.
Eligibility Snapshot
Key requirements for ground-up construction financing. Every scenario is unique—let's discuss your project.
Entitled or near-entitled sites preferred; stamped plans/specs required
GC qualifications and executed construction contract (GMP or stipulated sum helpful)
Detailed schedule (critical path) and sources/uses breakdown
Sponsorship: experience helpful (first-time sponsors considered case-by-case with strong team)
Markets: Texas & Florida
Entity/LLC borrower; adequate liquidity/net worth for completion support
Case Studies
Real-world examples of ground-up construction financing across Texas and Florida.
TX BTR Townhomes
Inputs
24-unit townhome development, Dallas suburbs, $4.8M total project cost
Structure
Phased draw schedule tied to foundation, framing, and finish milestones; 18-month term with 6-month extension option
Outcome / Exit
Certificate of occupancy achieved on schedule; transitioned to DSCR rental take-out for long-term hold
FL Light Industrial
Inputs
32,000 SF flex warehouse, Tampa market, $6.2M construction budget, pre-leased to logistics tenant
Structure
Construction-to-perm structure with milestone draws; interest reserve funded upfront; completion guarantee from sponsor
Outcome / Exit
Delivered on time and under budget; converted to conventional permanent financing at stabilization
Urban Infill Mixed-Use
Inputs
Retail podium + 48 apartments, Austin downtown, $18M total cost, entitled site with approved plans
Structure
Acquisition + construction financing; phased draws for horizontal, vertical, and tenant improvements; 24-month term
Outcome / Exit
Retail leased during construction; apartments leased up post-C/O; refinanced to conventional CRE at 85% occupancy
Risks We Solve
Ground-up construction comes with inherent risks. Here's how we help mitigate them.
The Process
From initial consultation to certificate of occupancy and beyond—here's how we guide you through ground-up construction financing.
Book a Call
Discuss site, entitlement status, plans, schedule, budget, and sponsorship. We'll outline next steps and timeline.
Term Sheet & Underwriting
Plans & costs review, third-party order map (appraisal, environmental, title), closing checklist provided.
Close & Break Ground
Funding logistics finalized, draw inspector introduced, cadence for updates established.
Build → Inspect → Release
Milestone-based draw cycle: request submitted, inspector verifies work, funds released net of retainage.
C/O & Take-Out
Certificate of occupancy obtained; transition to DSCR or Conventional CRE (Investor) for permanent financing.
Exit Planning (From Day One)
We plan your take-out strategy before you break ground—ensuring a smooth transition to permanent financing.
Construction → DSCR
For stabilized rental properties and BTR portfolios. Transition to long-term DSCR financing once occupancy and cash flow are established.
Learn About DSCR LoansConstruction → Conventional CRE (Investor)
For stabilized commercial properties. Refinance to conventional permanent financing with competitive rates and terms.
Learn About Conventional CREMarkets & Ticket Sizes
Serving Texas & Florida. Typical project sizes $1M–$25M+ (conceptual).
Ready to Break Ground? Book a Call.
Schedule a consultation to discuss your ground-up construction project. We'll review your site, plans, budget, and timeline.
Frequently Asked Questions
Common questions about ground-up construction financing. Don't see your question? Book a call.
Compliance Disclaimer: Divine Capital Collective (legal name: Julia Anatolvina Consulting LLC) is a commercial mortgage broker. We do not lend directly. All loan terms, rates, and conditions are subject to lender approval and may change without notice. Information provided is for educational purposes only and does not constitute a loan commitment, rate quote, or guarantee of approval. Actual terms will vary based on property, borrower qualifications, market conditions, and lender underwriting. Consult with a licensed attorney, CPA, or financial advisor before making any financing decisions.
NMLS Disclosure: Julia Anatolvina Consulting LLC is not required to be licensed under the SAFE Act as we exclusively broker commercial real estate loans for non-owner-occupied investment properties.
Equal Housing Opportunity: We comply with all federal, state, and local fair lending laws.