Resort Financing Nationwide, Conventional Real Estate to $100M
🌴 Financing Built for Resort OwnersI’m Kevin Kermeen, a nationwide commercial loan broker, not a bank. Resort financing is a big-ticket, complex deal, and that is exactly where my edge is sharpest. A destination resort isn’t just rooms… it’s golf, spa, marina, dining, event space and sometimes residential, with a revenue mix and severe seasonality that most lenders fumble. I have conventional, private commercial real estate financing up to $100 million* to buy, build, refinance or reposition a resort, underwritten on the full property and its income, fast and without CMBS or SBA red tape. Bridge financing handles repositioning an underperforming resort, and amenity capex funds the golf rebuild, spa or marina. I match you to lenders who actually understand resorts.
Resort Financing for Every Part of a Complex Asset
Whether you’re buying a destination resort, building ground-up, funding a major amenity, or repositioning an underperformer, there’s a path built for it… and for the big-ticket conventional deal you do not need CMBS. Here’s what resort financing commonly covers.
Buy a Resort (Conventional to $100M*)
Conventional, private financing to buy a destination resort, underwritten on the full property and its multi-revenue income, fast, no government paperwork.
Build New (Construction)
Ground-up construction and development for a new resort, drawn in stages from the pad through opening.
Amenity Capex
Fund the golf course rebuild, spa, pool complex, marina or conference space, the big-ticket improvements a resort lives on.
Bridge and Reposition
Acquire and reposition an underperforming resort at scale, then refinance into permanent terms once stabilized.*
Refinance and Cash-Out
Lower your rate, pull equity, or take out a maturing CMBS or bank loan with a clean conventional refinance.
Seasonal Working Capital
Carry payroll and operations through the off-season swings that every destination resort knows.
A Group Bought a $52M Destination Resort With Conventional Financing on the Full Revenue Mix
An ownership group had a $52 million destination resort under contract… rooms plus golf, spa and event space… but lenders kept choking on the complex, highly seasonal revenue mix and the deal stalled. A blown closing meant losing the property.
They called me. I matched the group to conventional, private commercial real estate financing with a lender who underwrote the full property and its multi-component, seasonal income rather than just room nights, and closed the $52 million deal cleanly. They took ownership of the resort and locked in terms that fit the seasonality.
That’s what the right resort match looks like. Don’t Beg the Bank! Get funded instead.
Resort Financing, the Right Tool for Each Need
Resort financing isn’t one product, and a complex, big-ticket asset needs the right structure. You have a real choice between conventional financing, construction, and a bridge for repositioning. The right structure depends on what you’re doing. I match you to the one that fits, tap any to explore it.
Commercial Real Estate
Conventional, non-SBA financing to buy or refinance a resort up to $100 million* on qualified deals.
See SBA 7(a)Construction and Development
Build a new hotel ground-up, construction and development financing drawn in stages.
See construction loansSBA 504 and Real Estate
Own the hotel you operate with long-term, fixed-rate commercial real estate financing.
See working capitalFF and E and Amenities
Furniture, fixtures and equipment plus amenity capex… spa, golf, marina… with the equipment as collateral.
See equipment financingWorking Capital
If you want it, the lower-down-payment SBA 504 route for a smaller or owner-occupied hotel up to $5M.
See working capitalLine of Credit
Revolving capital for seasonal swings and operations, draw only what you need.
See lines of creditQualifying for Resort Financing
Resort financing is its own world, and the complex revenue mix is where deals go to die with the wrong lender. The conventional lenders I work with underwrite the full property… rooms, golf, spa, marina, dining, events… and read the seasonality correctly, so a strong resort with a credible plan is very financeable even when a generalist bank balks. I qualify deals honestly.
✅ What helps you qualify
- ✔A resort to buy, build, refinance or reposition, with a credible plan.
- ✔A solid property and decent credit, the foundation a hotel lender wants.
- ✔A hotel with solid, documented revenue and occupancy.
- ✔A down payment or contribution, which a parent or family member can help with.
💡 Straight talk
- →Lenders underwrite the full multi-revenue mix and the seasonality, not just room nights.
- →You choose: conventional up to $100 million*, construction to build, or a bridge to reposition.
- →Credit is flexible, there’s no single hard FICO floor; stronger credit means better terms.
- →A past bank rejection does not disqualify you; the deal and your credit matter more.
Get Your Resort Financing Options
A quick, no-pressure pre-qualification. I personally review every submission, no call center, no junior rep.
Got it. I’m on it.
Your resort financing request landed in my inbox. I personally review every submission and most responses go out within one business hour.
Watch for a call from me, Kevin Kermeen, I call directly, I don’t text.
Recent Resort Financing From My Desk
A snapshot of the resort financing I match to lenders nationwide, property by property. Every hotel and deal is different, yours starts with a conversation.
Resort Financing · Destination Acquisition
A group bought a $52M destination resort on conventional financing underwritten on the full revenue mix.
Amenity Rebuild
An owner financed a golf course rebuild and spa expansion to lift rates and extend the season.
Resort Reposition
An operator bridged an underperforming resort acquisition, repositioned it, and refinanced into permanent terms.
How I Match Resort Financing to the Right Lender
Resort lending is specialized, and lenders differ sharply on asset complexity, location, amenity mix and deal size. I work with many, so I match your resort financing to the right one, usually conventional financing up to $100 million* to buy, build or refinance, a bridge when you are repositioning, or amenity capex for the golf, spa or marina, and I review the options with you before you commit.
Here’s the reality for a resort owner, and the part that sinks deals with the wrong lender. A resort is not a hotel with a pool… it is a complex asset with rooms plus golf, spa, marina, dining, retail and event space, often with severe seasonality where most of the year’s revenue lands in a few months. Generalist banks and even some hotel lenders fumble that income mix, underwriting only the rooms and ignoring the amenities and the season, so the loan comes back too small or dies on the table. The conventional lenders I work with underwrite the full property and its real, blended income, which is exactly why I can place big-ticket destination resorts up to $100 million* on qualified deals, fast and without CMBS or SBA red tape. When you are buying and repositioning an underperforming resort, bridge financing funds the acquisition and the turnaround at scale, then refinances into permanent terms once the income stabilizes. And the big-ticket amenity work, the golf course rebuild, the spa, the marina, is financed as capex rather than scraped out of operating cash. According to the U.S. Small Business Administration, its 504 program is designed for owner-occupied commercial real estate when a smaller resort property fits that route.
The right structure depends on what you’re doing. Buying a hotel fast usually runs through a conventional SBA 7(a) loan, and broader options live across the SBA loan programs. Buying or refinancing the resort is a commercial real estate loan, conventional and up to $100 million* on qualified deals, building new runs through construction and development financing, the amenity capex and FF and E through equipment financing, and the off-season cash gap through working capital. If you want to own the building, an SBA 504 loan or commercial real estate loan gives long-term, fixed-rate terms. A brand-mandated renovation points to hotel renovation and PIP financing, and the ramp-up months are covered by working capital loans or a business line of credit.
So tell me what you’re doing with the resort, buying, building, repositioning or funding a major amenity, and how the revenue and season break down, and I’ll tell you honestly which resort financing fits, match you to a lender who underwrites the whole property, and stay with you through closing. For other property types or hospitality financing, see my hotel and hospitality financing hub, or compare every option on my loan programs page. Don’t Beg the Bank! Get funded instead.
Sources: U.S. Small Business Administration, 7(a) loan program and 504 loan program.
Straight Answers Before You Apply
What is resort financing?
How do lenders handle a resort’s complex revenue mix?
Can I finance amenity projects like a golf course or spa?
How large a resort deal can you finance, and how fast?
Can I finance buying and repositioning an underperforming resort?
What does it cost to work with you?
A Broker Who Underwrites the Whole Resort, Not Just the Rooms
I’m Kevin Kermeen, the nationwide commercial loan broker behind 75BizLoans.com, not a bank and not a lead-selling portal. Most lenders see a resort and underwrite only the room revenue, leaving the golf, spa, marina and event income on the table and the loan too small. I work with the conventional lenders who read the full property and the seasonality and close big-ticket deals up to $100 million* without CMBS or government strings, and matching you to one of them is the whole point of working with me. I personally review every application, I call you directly, and I never text. For program details, see the SBA’s 7(a) loan program.
Don’t Beg the Bank!
Get Funded Instead.
Banks hand out umbrellas when the sun is shining, not when you’re weathering the storm … and they’ll underwrite only the rooms and miss what your resort really earns. I match you to resort financing built for big-ticket, complex assets … conventional real estate up to $100 million* underwritten on the full revenue mix, construction to build, bridge to reposition, and amenity capex for the golf, spa or marina. Get a same-day callback from a broker who reviews every deal himself.
Resort financing through conventional commercial real estate, construction and development is available up to $100 million on qualified transactions. *90% leverage applies only to qualified commercial real estate, development and construction transactions generally between $5 million and $100 million (loan-to-value on stabilized properties; a blended loan-to-value and loan-to-cost on ground-up construction); large-deal terms generally run 12 to 60 months with closings typically in 15 to 30 days, and stabilized permanent financing runs 5 to 30 years. Owner-occupied bridge financing generally runs $150,000 to $100 million, 60 to 75% loan-to-value, interest-only, 6 to 60 month terms, with a permanent or SBA takeout exit. All figures are illustrative and not a commitment to lend; actual rates, leverage, terms and timing vary by lender, creditworthiness, property, revenue, collateral and structure. SBA 504 and 7(a) loans are capped at $5 million and are separate government-backed programs with their own eligibility, terms and timelines set by the SBA. No upfront fees refers to fees payable to 75BizLoans.com; I am paid by the lender at closing. Some partner lenders may require a commitment deposit when you accept their term sheet.