Private construction lending · West Coast
Construction capital,
built on relationships.
LIONSCOVE finances the builders who build every year — land acquisition and development, horizontal work, and ground-up construction — with the speed banks can't match and the judgment fintechs don't have. Headquartered in Redmond, Washington. Deepest in Seattle. Lending across Washington, Oregon, Idaho, and California.
Two sides, one fund
Builders need patient capital.
Investors want it secured by something real.
LIONSCOVE sits in the middle, on purpose. Our private debt fund pools capital from accredited investors and puts it to work as construction loans, secured by real property, underwritten by people who build and invest in these projects themselves.
For builders
Financing that keeps projects moving
A&D loans, horizontal financing, and ground-up vertical construction — the structures banks slow down on and national platforms won't touch. Underwritten by lenders who walk the site.
See what we financeFor accredited investors
Fixed income you can drive past
An evergreen private real estate debt fund secured by construction projects in communities we know street by street. Transparent, tangible, and open to verified accredited investors under Rule 506(c).
Learn about the fundWhat we finance
From raw land to rooftop
Acquisition & development
Financing to control the land and take it through entitlement — the stage where speed and certainty win deals.
Horizontal development
Roads, utilities, and finished lots. The unglamorous capital most lenders avoid and every subdivision requires.
Ground-up construction
Vertical financing for single-family, townhome, and small multifamily projects, with a draw process built around how builders actually work.
The deal that doesn't fit
If it's a sound project with a capable builder and it doesn't fit a standard box — that's usually where our conversations start.
How we work
Relationship lending, taken literally
Straight answers, fast
A real person responds within one business day. If a deal isn't for us, we say so early and tell you why — and often who to call instead.
We walk the site
Our team members are active real estate investors and developers. We underwrite projects we understand physically, not just on paper.
Built for repeat business
Our best relationships span many projects. We structure each loan so the next one is easier — for both of us.
Community is the point
Every month we commit at least 10% of our profits to organizations providing housing in the communities where we lend, including Acres of Diamonds and A Soldier's Journey Home.
Common questions
Builders ask us
What does LIONSCOVE finance?
Ground-up residential construction and the work that comes before it: land acquisition and development (A&D) loans, horizontal development financing, and vertical construction loans.
Where does LIONSCOVE lend?
We are a West Coast lender headquartered in Redmond, Washington. Our deepest market is greater Seattle, with active lending in Southern California including Los Angeles and Ventura County, and across Washington, Oregon, Idaho, and California.
Who is LIONSCOVE's typical borrower?
Midsized homebuilders who build year in and year out — typically delivering roughly 50 to 100 units annually — and who want a lending relationship rather than a transaction. We also work with experienced builders scaling toward that pace.
Start a conversation
Whether you're breaking ground or building a portfolio, it begins the same way: talk to a person who knows this work.