EMD Program
Earnest Bridge
EMD Program.
Your Earnest Money Financing Solution
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 — giving you an option to purchase the LLC before your deposit goes hard.
LLC Structure
PSA placed under new LLC as buyer
Soft Deposits
Only soft deposits are financed
Option to Buy
Option price = EMD on deposit
Program Process
How the EMD Program
works, step by step.
Apply & Get Accepted
Contact EarnestBridge once you have a signed Letter of Intent. Complete our application while negotiating your Purchase and Sale Agreement. We review your deal and notify you of acceptance into the EMD Program.
Pay Upfront Fees
Upon acceptance, two upfront fees are due: (1) a Deal Fee based on the EMD amount being funded, and (2) a $2,500 administrative document preparation fee. Both fees are required before we proceed to funding.
LLC Formation & PSA Assignment
EarnestBridge forms a new LLC and places the Purchase and Sale Agreement under the LLC as the buyer. This structure is the foundation of the EMD Program and protects all parties throughout the transaction.
EMD Funded to Title Company
Once the Purchase and Sale Agreement is signed and upfront fees are received, we wire the earnest money deposit directly to an approved title company on behalf of the LLC.
Exercise Your Option
We grant you an option to purchase the LLC. The option price equals the EMD amount on deposit with the title company. You must exercise this option prior to the EMD going hard under the Purchase and Sale Agreement.
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 amount of EMD being funded. This fee is paid upfront upon acceptance into the program and covers EarnestBridge's cost of capital for the deposit.
Administrative & Document Prep Fee
A flat $2,500 fee covers LLC formation, legal document preparation, and administrative processing. This fee is paid upfront alongside the Deal Fee.
Extension Fee
If you need to extend the option period in conjunction with a due diligence period extension, an additional Deal Fee plus a $500 Extension Fee applies per extension.
Upfront Fees Required at Acceptance
The Deal Fee (based on EMD amount) and the $2,500 administrative document prep fee are both due upon acceptance into the EMD Program — before the EMD is funded to the title company. Extension fees are only triggered if you request an extension of the due diligence period.
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 EMD goes hard.
Option Expiration
The option expires prior to the EMD going hard under the Purchase and Sale Agreement. Extensions are available tied to due diligence period extensions.
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 prior to the EMD going hard, protecting the program's integrity.
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.
Option period extensions are only available in conjunction with extensions of the due diligence period, and each extension requires payment of an additional Deal Fee plus the $500 Extension Fee. It is your responsibility to exercise the option or request an extension before the deposit goes hard.
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