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 — 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 soft deposits are financed
Option to Buy
Option price = EMD on deposit
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 exercise the EMD Option prior to the expiration of the Due Diligence Period or the EMD going hard under the PSA. We only fund soft deposits and maintain the right to terminate the Purchase and Sale Agreement prior to the EMD going hard.
- ✓Exercise option at least 2 days before Due Diligence Period expires
- ✓We only fund soft deposits and exit before EMD is hard
- ✓The option period expires 2 days prior to expiration of Due Diligence Period
- ✓If not exercised, the PSA terminates and EMD returns to Earnest Bridge.
- ✓Day-for-day option extensions available with 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 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 Fee
A flat $2,500 fee 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 an Extension Fee of $1,000 applies per extension.
Upfront Fees Required at Acceptance
The Deal Fee (based on EMD amount) and Administrative 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.
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 at least 2 days 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 upon expiration of the option period, which occurs 2 days prior to the EMD going 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.
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 an Extension Fee of $1,000. It is your responsibility to exercise the option or request an extension before the deposit goes hard.
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, M&A buyers, aviation purchasers, government contractors, oil & gas operators, and maritime 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, a personal guarantee is not required. We evaluate the deal structure, property, and market — your personal assets are not at risk.
No, there is no repayment obligation of the EMD if you choose to not exercise the option, provided however, in the event of a default of any of the agreements with Earnest Bridge you have indemnification obligations.
We charge two fees (1) a flat Administrative Fee of $2,500 and (2) a Deal Fee based on the EMD amount and the duration of the funding period. 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 does not currently provide EMD financing for deals located in California, Hawaii, Utah, Vermont, or Kansas. If your deal is in one of these states, please contact us at deals@earnestbridge.com — we are happy to discuss your situation and explore any available options.
EarnestBridge is purpose-built for EMD financing — not a general 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 24–48 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