EMD Program
Earnest Bridge
EMD Program.
Earnest Money Deposit Solutions
EarnestBridge forms an LLC, places your Purchase and Sale Agreement under the LLC as buyer, and funds your earnest money deposit to an approved title company — granting you an option to purchase the LLC before your deposit goes hard.
4 Steps
From inquiry to funded
No Debt Requirement
No personal guaranty or repayment obligation
Soft Deposits
Only during due diligence period
Option to Buy
Exercise before EMD goes hard
Step by Step
From inquiry to funded EMD —
here's exactly what happens.
Contact Earnest Bridge
Reach out to EarnestBridge once you have a signed Letter of Intent. This is the starting point — no application needed until you have an LOI in hand.
- ✓Signed Letter of Intent required
- ✓Property address and asset type
- ✓Purchase price and required EMD amount
- ✓Target dates for signing PSA and funding EMD
Complete Application & EMD Approval
Complete our EMD Program application and receive approval while you negotiate the Purchase and Sale Agreement. We work in parallel with your deal timeline so nothing slows you down.
- ✓Submit EMD Program application
- ✓Approval issued during PSA negotiation
- ✓No personal credit check required
- ✓Execute EMD Program agreements
We Fund Your EMD
Once the Purchase and Sale Agreement is signed, we wire your EMD directly to an approved title company. Your capital stays free while your deal is locked in.
- ✓PSA must be fully executed
- ✓Wire sent to approved title companies only
- ✓Wire confirmation provided
- ✓Deal secured — your capital preserved
Exercise Your EMD Option
You must exercise the EMD Option before the Option Exercise Deadline stated in your EarnestBridge agreement. EarnestBridge only funds soft deposits and maintains the right to terminate the Purchase and Sale Agreement before the EMD goes hard.
- ✓Exercise option before the Option Exercise Deadline
- ✓We only fund soft deposits and exit before EMD is hard
- ✓The option must be exercised, or an approved extension requested, before the EMD becomes non-refundable
- ✓If not exercised, the PSA terminates and EMD returns to Earnest Bridge.
- ✓Day-for-day option extensions available with approved due diligence extensions.
Fee Structure
Transparent fees —
no surprises.
All fees are disclosed upfront before you enter the program. Two fees are required at acceptance; extension fees apply only if you extend the due diligence period.
Deal Fee
Calculated based on the EMD amount, due-diligence timeline, and industry. This fee is paid upfront upon acceptance into the program and covers EarnestBridge's cost of capital for the deposit.
Administrative Fee
A flat $2,500 fee for document preparation and administrative processing. This fee is paid upfront alongside the Deal Fee.
Extension Fee
If additional due-diligence time is needed, an option-period extension may be requested before the Option Exercise Deadline in conjunction with an approved due-diligence extension. An additional Deal Fee is charged on a prorated basis for the extension period.
Upfront Fees Required at Acceptance
The Deal Fee (based on EMD amount, due-diligence timeline, and industry) and the $2,500 Administrative Fee are both due upon acceptance into the EMD Program — before the EMD is funded to the title company. An additional prorated Deal Fee applies only if you request an approved extension of the due diligence period.
Want the full pricing breakdown?
One payment - simple fee structure based on EMD size & due diligence.
Key Terms
Program structure —
clearly defined.
LLC as Buyer
EarnestBridge forms a new LLC and places the Purchase and Sale Agreement under the LLC's name as the buyer of record.
Option to Purchase LLC
You receive an option to purchase the LLC at a price equal to the EMD on deposit. The option must be exercised before the Option Exercise Deadline stated in your EarnestBridge agreement.
Option Exercise Deadline
The option must be exercised, or an approved extension requested, before the Option Exercise Deadline and before the EMD becomes non-refundable under the Purchase and Sale Agreement.
Soft Deposits Only
EarnestBridge only finances soft deposits. We will not extend the option period once the deposit goes hard under the Purchase and Sale Agreement.
Approved Title Companies
EMD funds are wired directly to an approved title company. EarnestBridge maintains a list of approved title companies for program eligibility.
Right to Terminate
EarnestBridge maintains the right to terminate the Purchase and Sale Agreement upon expiration of the option period, which occurs before the EMD goes hard under the PSA.
Soft Deposits Only — No Hard Deposit Extensions
EarnestBridge's EMD Program exclusively finances soft deposits. Once the earnest money deposit goes hard under the Purchase and Sale Agreement, we will not extend the option period under any circumstances.
EarnestBridge is not a lender and the EMD Program is not a debt product. There is no personal guarantee or equity surrendered.
If additional due-diligence time is needed, an option-period extension may be requested before the Option Exercise Deadline in conjunction with an approved due-diligence extension. An additional Deal Fee is charged on a prorated basis for the extension period. It is your responsibility to exercise the option or request an extension before the Option Exercise Deadline.
FAQ
Common questions
EarnestBridge is an earnest money deposit (EMD) financing platform for deal-makers who need to lock up deals without tying up their own capital. It is best for commercial real estate investors, syndicators, oil & gas operators, and buyers who regularly submit earnest money deposits and want to preserve liquidity across multiple simultaneous deals.
We fund EMDs for multifamily, office, industrial, retail, mixed-use, and hospitality deals across the US.
No. EarnestBridge is not a lender and the EMD Program is not a debt product. There is no personal guarantee and no equity surrendered. We evaluate the deal structure, property, and market — your personal assets are not at risk.
EarnestBridge is not a lender and this is not a debt product. There is no personal obligation to repay the EMD unless you choose to exercise the option agreement to purchase the EarnestBridge-formed LLC. If you do not exercise the option, the PSA terminates and the EMD returns to EarnestBridge.
We charge two fees: (1) a flat Administrative Fee of $2,500 and (2) a Deal Fee based on the EMD amount, due-diligence timeline, and industry. Fees are disclosed upfront in the funding agreement with no hidden charges.
Expedited funding is available in select cases. Contact us directly via email at deals@earnestbridge.com to discuss rush requests.
Yes — that's one of our core use cases. Many of our clients run multiple concurrent acquisitions and use EarnestBridge to deploy EMDs across all of them without tying up liquidity.
EarnestBridge operates in all 50 states and the District of Columbia. Every transaction remains subject to underwriting and program eligibility. If you have questions about your specific deal, contact us at deals@earnestbridge.com.
EarnestBridge is purpose-built for EMD financing — not a lender, not an equity partner. We operate as a silent funding partner, require no personal guarantee, no credit check, and no long-term commitment. Our 1-page application and 48–72 hour funding timeline means you never miss a deal window. Unlike self-funding or relying on equity investors, EarnestBridge lets you scale your deal pipeline without diluting your capital or giving up leverage.
Ready to Apply?
Start with a signed LOI.
We'll handle the rest.
Contact EarnestBridge once you have a signed Letter of Intent. Our team will guide you through the application and get your EMD funded quickly.
Or email us at deals@earnestbridge.com