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🚧 Construction Tool

LTC Calculator

Calculate Loan-to-Cost ratio for construction, renovation, and value-add projects. See maximum financing based on total project cost including land, hard costs, and soft costs.

65–80%
Typical Max LTC
Loan ÷ Cost
LTC Formula
Dev/Reno
Use Case
🏗

LTC Calculator

Total project cost breakdown with LTC analysis

📍 Project Costs
$
$
Materials, labor, GC fees
$
Permits, design, legal, interest reserves
🏦 Financing
$
%
75% conventional, 80% bridge
Loan-to-Cost Ratio
—
—
Total Project Cost
—
Max Loan at Target LTC
—
Required Equity
—
Equity Gap / Surplus
—

Need construction or value-add financing?Our advisors connect you with construction lenders, bridge lenders, and SBA options.

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Understanding Loan-to-Cost

LTC is the key leverage metric for development and renovation projects.

LTC vs LTV

LTV uses the appraised (completed) value. LTC uses the total project cost (land + construction + soft costs). For new construction, there is no existing value to appraise — so LTC is the primary metric. After completion, lenders switch to LTV for permanent financing.

What Counts as Total Cost?

Total project cost includes: land acquisition, hard costs (construction, materials, labor), soft costs (architecture, engineering, permits, legal), interest reserves, contingency reserves, and developer fees. Lenders may exclude some soft costs from their LTC calculation.

Construction Loan LTC Limits

Ground-up construction: 60–75% LTC. Value-add renovation: 70–85% LTC. Bridge loans: 75–80% LTC. SBA 504 (owner-occupied new construction): up to 90% LTC. Higher LTC means less equity required but typically higher rates.

LTC with Mezzanine / Preferred Equity

To exceed standard LTC limits, developers use mezzanine debt or preferred equity to fill the gap between senior debt and their own equity. A project might have 65% LTC senior debt + 15% mezzanine = 80% combined leverage, requiring only 20% sponsor equity.

Max LTC by Financing Type

Different lenders and programs allow different leverage on project costs.

Financing TypeMax LTCTypical UseEquity Required
Construction Loan (Bank)65–75%Ground-up development25–35%
Bridge / Renovation75–85%Value-add, repositioning15–25%
SBA 504 (New Construction)Up to 90%Owner-occupied new build10%
Hard Money Construction70–80%Quick close, fix & flip20–30%
Mezzanine + Senior80–90%Larger projects $5M+10–20%

Frequently Asked Questions

Common questions about LTC and construction financing.

Build It. Finance It. Profit.

Our advisors structure construction and value-add financing to maximize your leverage while meeting lender requirements.

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CRE CALCULATORS

23 Professional-Grade Financial Tools

Run the same numbers your lender runs — before you apply. Every calculator is free, instant, and requires no signup.

Loan Analysis

Investment Returns

Refinance & Costs

Lease & Valuation

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