For Luxury SFR & Condo Developers

Luxury residential construction and bridge financing.

Debt and equity for ground-up and bridge — senior construction, stretch senior, preferred equity, and JV LP. Stacked to 95% LTC when the deal calls for it. Built for sponsors moving fast on luxury condo and single-family deals from $3M to $50M+.

Send Mike a deal See the program
$1.4B
Closed in the last 12 months
95%
Max LTC across the full stack
SOFR+500
Stretch senior starting pricing
Why WelcomeLend

Full capital stack. One conversation.

Most shops hand you a senior quote and tell you to "go find the equity." We run the entire stack — senior to JV LP — so you spend your time building, not chasing capital.

Full-stack execution

Senior construction, stretch senior, pref equity, and JV LP — sourced and structured from one team.

Proprietary lender data

We track who's quoting your asset type today — not who quoted it last year. Custom-built AI on real-time deal flow.

Built for speed

Same-day deal feedback. Term sheets in days, not weeks. Loan docs and close held to the original timeline.

Real track record

$1.4B closed in the last twelve months. Several billion in CRE debt overall.

Mike Meisner, VP Capital Markets
Your Team

Mike Meisner.
VP, Capital Markets.

Mike spent five years at the top of institutional CRE finance — originating CMBS and balance-sheet debt at Argentic, then debt and equity placement at JLL — before joining WelcomeLend to run luxury residential as a vertical. He also co-founded and operates a 26-property luxury short-term rental portfolio, so he underwrites the asset the way the lender does and the way the sponsor lives it.

  • M.S. Real Estate Finance, NYU · B.S. University of Delaware
  • Previously JLL (Debt & Equity Placement) and Argentic Investment Management (CMBS / Balance Sheet)
  • Co-founder of a 26-property luxury STR portfolio — operator perspective on the asset class
  • All asset classes, all markets — luxury residential the focus at WelcomeLend
Capital Sources

Where the money actually comes from.

We don't lead with one channel and hope it works. Our pipeline is built across the three sources of capital that actually fund luxury residential development today — weighted to where execution is fastest and most flexible.

60%
Private Capital
20%
Family Office
20%
Bank & CU

Private Capital

Debt funds, private credit shops, and mortgage REITs. Where the bulk of luxury residential construction gets done — flexible structure, real leverage, fast to close.

Family Office

Single-family and multi-family office capital. Direct check-writers who underwrite the sponsor as much as the deal. Patient capital with discretion on structure.

Bank & Credit Union

Regional and community lenders who still know the local market cold. Best cost of capital when the deal fits the box and the relationship is there.

The Program

Capital stacked to 95% LTC.

Pick a single layer or run the full stack — we'll structure to your business plan. Pricing below is starting indication for clean, well-sponsored luxury residential deals.

95% LTC Ceiling
JV LP Equity 90–95%
Preferred Equity 80–90%
Stretch Senior 65–90%
Senior Construction 0–65%
Sponsor / GP co-invest · 5%+
01

Senior Construction Debt

Up to 65% LTC

Foundation of the stack. Bank, debt fund, and private credit options for ground-up SFR and condo projects. Most efficient cost of capital — we lead here when leverage allows.

Bank & private credit Non-recourse to 60% 18–36 month term
02

Stretch Senior Debt

Starting SOFR + 500

Single-tranche senior reaching up to 90% LTC. Cleaner than layering pref on top of bank debt — one lender, one set of docs, faster close. Ideal when speed and simplicity matter more than absolute cost.

Up to 90% LTC Interest-only Carve-out guaranties only
03

Preferred Equity

Mid-teens return target

Sits behind senior, in front of common equity. Mid-teens blended return via current pay plus accrual. Pairs with bank senior to reach the same ~90% LTC point as stretch — usually at a lower blended cost.

~14–16% target IRR Current pay + accrual Soft control / limited rights
04

JV LP Equity

90/10 split · waterfall

True common equity from institutional and family-office LPs. Standard structure: 90% LP / 10% GP co-invest with a market waterfall — pref to LP, then catch-up, then promote tiers above hurdles. Caps the stack at 95% LTC.

90/10 LP/GP 8–10% pref Promote above hurdle
Recent closes

Luxury residential, closed.

A snapshot of recent WelcomeLend activity — ground-up SFR, fee-simple townhome development, and post-construction bridge.

Ultra-luxury Hollywood Hills home rendering at night with infinity pool
Ground-Up · SFR
$16.5M
Senior Construction
Ultra-Luxury Hollywood Hills SFR
11,500 SF spec home · Bird Streets, Los Angeles
Completed LTV
~55%
Exit Value
$30M
Sponsor
Veteran LA developer
Term
24 months
Modern dark-clad townhome development in Vail, CO
Ground-Up · Townhomes
$51.25M
Senior Construction
Slopeside Vail Townhome Development
11 fee-simple townhomes · off the Cascade Village lift, Vail, CO
Completed Value
$91.9M
Total Cost
$60M
Sponsor
12-yr Vail developer
Delivery
Phased, 3 bldgs
New-construction luxury home exterior in Montauk, NY
Bridge · SFR
$3.5M
Bridge Refinance
New-Construction Montauk SFR
6BR / 5.5BA · ~4,761 SF · Montauk, NY
Completed Value
$5M
LTV
70%
Sponsor
15+ project Hamptons firm
Exit
Sale
Referral Program

Know a sponsor with a deal? Send it our way.

If you work with luxury condo and SFR developers — real estate agents, attorneys, accountants, architects, GCs, anyone close to the build — and you know a sponsor who needs capital, we pay referral fees on every closed deal.

  • Paid at close — no hoops, no clawbacks
  • Direct intro to Mike — your sponsor stays your sponsor
  • We handle the whole capital raise so you can focus on what you do
Get paid at close.

Email Mike with the sponsor's name and a quick line on the project. He'll come back same day.

Refer a deal

Got a luxury residential deal?

Send Mike the basics — sponsor, market, asset, loan request, timing. He'll come back same day with structure and a path to close.

Book a 30-min call with Mike
Mike Meisner
Mike Meisner
VP, Capital Markets · WelcomeLend
[email protected] 201.819.3840 Book a meeting