For builders
Capital for builders
who build every year
LIONSCOVE is a relationship lender for midsized homebuilders — the operators delivering dozens of homes a year who need a capital partner that moves at the speed of the land business.
Loan programs
What we finance
Every loan is structured to the project. These are the shapes conversations usually take.
Acquisition & development
Move on land with certainty. A&D financing to acquire, entitle, and prepare — so a short close window never costs you a good site.
Horizontal development
Grading, roads, wet and dry utilities, finished lots. We finance the stage most lenders won't, because it's where subdivisions are actually made.
Ground-up construction
Vertical loans for single-family, townhome, and small multifamily product, with draws administered by people who have stood on job sites — including ours.
The deal that doesn't fit
Some of our best lending relationships started with a project that didn't fit a standard box. If the project is sound and the builder is capable, bring it to us — that conversation costs nothing.
Process
From first call to final draw
1 — A real conversation
Send the basics — location, product, stage, and what you need financed. A person responds within one business day. No portal, no queue.
2 — We learn the project
We review your plans, budget, and market — and for most deals, we visit the site. If it doesn't fit, we tell you quickly and honestly.
3 — Terms you can plan around
A clear term sheet with no surprises buried in it. What we quote is what we close.
4 — Close and build
We coordinate closely with title, escrow, and insurance so closing lands on schedule — and the draw process keeps pace with your crews, not the other way around.
5 — The next one is easier
Once we've built together, terms come faster and structures get more flexible. That's the point of a relationship.
Common questions
Builder FAQ
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.
Why work with a private lender instead of a bank?
Banks slow down at exactly the moments builders need speed: land deals with short timelines, horizontal work before vertical financing, and structures that don't fit standard credit boxes. LIONSCOVE underwrites the project and the builder, decides quickly, and stays involved from first draw to completion.
Does LIONSCOVE publish rates?
Terms are structured project by project, so we don't post a one-size rate table. Email borrow@lionscove.com with the subject line INFO and we'll send our current program and rate packet the same business day.
How do I get started?
Email borrow@lionscove.com or use the form on this page. A real person reads every message and responds within one business day — usually with a conversation, not a checklist.
Request terms
Tell us about the project. If it's a fit, the next step is a conversation — usually within one business day.