Bridge Loan vs HELOC vs BBYS in Nevada — Which Saves You More?

By Mike Certo · NMLS #260555 · Updated May 24, 2026

Program figures verified July 2026 — details change; confirm your scenario with us.

The 60-second answer

If you want to buy your next Nevada home BEFORE selling your current home, you have three primary financing options. Quick comparison:

Option	Best For	Cost	Speed	Risk
Bridge Loan	Quick gap (3-12 months)	Highest rate; points	Fast	Moderate
HELOC	When you have equity + slower timeline	Lower rate; standard	Slower setup	Lower
BBYS (lender-direct)	Standard move-up + downsize	Standard mortgage + minor bridge	Standard	Lower
National BBYS (national BBYS brands)	When you don't want lender-direct	Standard + 2-3.5% program fee	Standard	Lower

For most NV homeowners moving up or downsizing: Mike's lender-direct BBYS program is the optimal path. National BBYS brands charge 2-3.5% fees on top of standard mortgage costs. Mike's program delivers same outcome without those fees.

How each option works

Bridge Loan

What it is: Short-term loan against your current home's equity to fund down payment on next home.

Typical structure:

6-12 month loan
market-rate interest
1-3% points up front
Balloon payment at maturity (refi or sell current home)
Investment-grade lenders + hard money lenders provide

Pros:

Fast (often 7-14 day funding)
Asset-based (less income docs)
Specific gap financing

Cons:

Highest interest rate
Points up front
Short-term forces resolution
Can be expensive if held longer than expected

Typical use case:

Investor needing fast bridge for property purchase
Specific construction/renovation situation
Quick gap financing

Home Equity Line of Credit (HELOC)

What it is: Revolving credit line secured by your current home's equity.

Typical structure:

Variable rate (often Prime + 1-3%)
10-year draw period + 20-year repayment
Borrow up to 80-90% of equity (combined LTV)
Pay interest only on amount drawn
Standard mortgage qualifying

Pros:

Lower rate than bridge (Prime + spread vs 7-12%)
Flexible draw + repay
Standard mortgage product (familiar to most)
No points typically

Cons:

Variable rate exposure
Standard mortgage qualifying timeline (30-45 days)
Tied to your current home (recorded against it)
Some lenders require sale of current home for full payoff

Typical use case:

Established homeowner with substantial equity
Slower-timeline move (not under contract immediately)
Multiple uses (renovation + down payment on next home)

Lender-Direct BBYS (Mike's program)

What it is: Standard mortgage on your next home + bridge structure using your current home's equity OR carrying both temporarily.

Typical structure:

Standard mortgage on next home (typical 30-year fixed)
Bridge structure if needed (lower than hard money)
Refinance or pay-off current home at sale
Mike's direct lender access provides options

Pros:

No program fees (vs National Brand A 2.25%, National Brand B 3.5%)
Standard mortgage rates
Coordinated process
Local NV loan officer (Mike)
Multiple lender options
Flexible structure

Cons:

May require qualifying for both mortgages
Slightly more complex than simple bridge or HELOC
Some buyers prefer simplicity of national brands

National BBYS Brands (national BBYS brands)

What they are: Branded BBYS programs that combine bridge + mortgage + brokerage in one product.

Typical fees:

National Brand A: 2.25% program fee
National Brand B: 3.5% program fee
National Brand C: ~$2K + 1% fee
National Brand D: Brokerage tie-in (must use their agent)

Pros:

Coordinated single-vendor experience
Marketing + brand recognition
Established programs

Cons:

2-3.5% fee on top of standard costs
Less flexibility
Sometimes required to use their agent
For typical $625K home: $14K-$22K in fees vs Mike's program

Real math comparison for $625K NV home purchase

Assumptions: Buying $625K Henderson home before selling current $675K Henderson home with $325K mortgage.

Option A: Bridge Loan

Bridge amount: $125K (against current home)
Bridge rate: at current market pricing, interest-only
Bridge points: 2% upfront ($2,500)
Standard mortgage on new home: $500K conventional
Mortgage rate: market pricing
Bridge cost during 4-month gap: ~$3,958 interest + $2,500 points = $6,458
Standard mortgage costs: ~$15,000
Total cost: $21,458

Option B: HELOC

HELOC on current home: $150K available
HELOC rate: Prime plus a margin (variable)
Standard mortgage on new home: $500K conventional at 6.25%
HELOC cost during 4-month gap: ~$4,500 interest
HELOC setup costs: ~$2,000
Standard mortgage costs: ~$15,000
Total cost: $21,500

Option C: Mike's Lender-Direct BBYS

Standard mortgage on new home: $625K conventional 95% LTV (if qualifying) or $500K with $125K bridge from Mike's program network
Mortgage rate: market pricing
Bridge cost (lender-direct, 6 months): ~$6,500
Standard mortgage costs: ~$15,000
Total cost: $21,500 — but no separate program fee

Option D: National Brand A 2.25% Program

National Brand A mortgage on new home: $500K
National Brand A rate: a premium over market
National Brand A program fee: $14,063 (2.25% of $625K)
Standard mortgage costs: ~$15,000
Total cost: ~$36,563

Option E: National Brand B 3.5% Program

National Brand B mortgage on new home: $500K
National Brand B rate: a premium over market
National Brand B program fee: $21,875 (3.5% of $625K)
Standard mortgage costs: ~$15,000
Total cost: ~$44,375

Comparison summary

Option	Total Cost	vs Mike's BBYS
Bridge Loan	$21,458	Similar
HELOC	$21,500	Same
Mike's Lender-Direct BBYS	$21,500	Baseline
National Brand A 2.25%	$36,563	+$15K
National Brand B 3.5%	$44,375	+$22K

Verdict for typical $625K NV move-up: Mike's lender-direct BBYS, bridge loan, or HELOC all work at similar total cost. National BBYS brands add $14K-$22K in fees.

When each option wins

Bridge Loan wins when:

You need fast funding (under 30 days)
You have substantial equity but income qualifying is challenging
You're investor/asset-rich
Quick gap with clear resolution

HELOC wins when:

You have substantial equity AND multiple use cases (renovation + down payment)
You want lowest pricing
Timeline flexibility (not under contract immediately)
Existing relationship with your lender

Mike's Lender-Direct BBYS wins when:

Standard move-up scenario
You want coordinated process without program fees
You want flexibility on structure
You want local NV loan officer
Equity + income both reasonable

National BBYS (national BBYS brands) wins when:

You want maximum brand recognition + marketing
You don't have existing local lender relationship
You're willing to pay for coordinated process
You're using their realtor anyway

Common NV scenarios

Scenario 1: Henderson move-up family

Current Henderson home: $625K, $385K mortgage
Target: $850K larger Henderson home
Income: $225K
Path: Mike's lender-direct BBYS with $200K equity bridge
Cost: ~$25K standard closing + bridge
Outcome: Cleaner than national BBYS ($30K+ fees), competitive with HELOC

Scenario 2: SunCity Summerlin downsizer

Current Summerlin home: $1.4M, $0 mortgage
Target: $625K Sun City Summerlin home
Income: Fixed retirement income
Path: Mike's BBYS with cash purchase of Sun City + sell Summerlin
See Sun City Summerlin Downsizing page

Scenario 3: CA-to-LV relocator with Bay Area equity

Bay Area home: $1.8M, $625K mortgage
Target: $625K LV home
Path: Cross-state BBYS coordination; sell Bay Area + buy LV
Often best with Mike's coordinated process

Scenario 4: Investor needing quick property bridge

Current investment property: $450K, $185K mortgage
Target investment property: $525K
Income: 1099 / variable
Path: Hard money bridge (fast funding) → refi later
Higher cost but speed matters

Scenario 5: New construction Henderson

Current home: $625K, $385K mortgage
Target: $750K Cadence new construction (6-9 month build)
Path: Lock new mortgage + carry current → list during build → sell at occupancy
Mike's program handles this cleanly

Frequently asked questions

Why are national BBYS programs so expensive?

Their 2-3.5% fee covers brand marketing, coordinated services, broader risk management. They're profitable products. Lender-direct alternatives deliver similar outcomes without the fee.

How long does each option take to fund?

Bridge: 7-30 days. HELOC: 30-45 days. Mike's BBYS: 30-45 days for full process. National BBYS: 30-45 days.

What if I can't qualify for both mortgages simultaneously?

Use bridge or HELOC for down payment instead of carrying both mortgages. Mike will model your specific qualifying scenario.

Can I use my IRA / 401k for down payment instead?

Possible but tax-implications-heavy. 401k loans (vs withdrawal) have specific rules. CPA-driven decision.

What about cash-out refinance on current home?

Cash-out refi gives lump sum cash for down payment on next home. Different than bridge or HELOC. Mike can model.

Can my parents help with down payment?

Gift funds from family typically permitted with specific documentation. Verify with Mike for your scenario.

What's the typical bridge loan repayment timeline?

6-12 months typically. Paid off when current home sells. Some bridges extend to 18-24 months with adjusted terms.

What about combining HELOC + Mike's BBYS?

Possible — HELOC for down payment + Mike's BBYS for the main mortgage process. Specific scenario-dependent.

Can I use Mike's BBYS for Reno or Tahoe NV?

Yes — Mike originates in Nevada. Reno, Henderson, Tahoe NV-side, Carson Valley, all NV markets.

What about specific lender requirements for BBYS?

Mike works with multiple lenders. Specific lender choice depends on your scenario (credit, income, target home, etc.).

Talk to Mike about your NV bridge / BBYS scenario

Free 30-minute call. Mike will model bridge vs HELOC vs lender-direct BBYS vs national BBYS for your specific scenario.

(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855

Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment. Loans subject to buyer and property qualification.