Funding and securing a deal isn’t easy in today’s uncertain commercial real estate industry. With good deals increasingly rare and interest rates remaining high, speed and capital availability are everything. 

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Whether you’re eyeing a prime industrial site or a value-add office building, securing a deal often comes down to one crucial moment: making your earnest money deposit. 

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For CRE investors and developers, the right earnest money deposit provider can mean the difference between landing a high-potential property and watching it get picked up while you’re moving around funds. 

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But the path to closing is rarely straightforward. If you have a CRE portfolio, you’ve likely faced:

• Tight timelines where realtors and sellers expect funds in escrow within days, not weeks.
• Capital constraints with tied-up deposits squeezing your liquidity and limiting your ability to pursue opportunities.
• Complex real estate transactions where each deal brings new escrow requirements and payment hurdles.

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That’s where the top earnest money deposit providers come in. 

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These specialised financing partners are changing how real estate brokerage happens in CRE deals. The top EMD lenders offer fast, flexible, and transparent funding solutions that keep you competitive, even in a volatile market.

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In this guide, we’ll review the 5 best earnest money deposit providers for the US CRE market, compare their rates and services, and show you how to choose the right partner for your next transaction.

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Secure more CRE deals without tying up your capital. Duckfund provides fast and easy earnest money financing.

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Why earnest money deposit financing matters in CRE

Earnest money deposits (EMDs) are a signal of intent and a negotiating lever. And in this economy, large EMDs have become a competitive edge. Understanding how to use EMDs to your advantage is key to closing deals in a high-stakes market.

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What is an earnest money deposit?

Earnest money is a sum paid by the buyer to the seller or their real estate agent to show serious intent to purchase a property. This deposit is then held in escrow by a third party, like a title company or real estate attorney, until the transaction closes. 

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Not to be mistaken with a good faith deposit – which generally indicates a payment made directly to the seller rather than held in escrow – the EMD acts as a deposit towards the down payment or closing costs. 

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With this deposit locked away in an escrow account and released under terms set in the purchase agreement, the seller can confidently take the property off the market during the due diligence, financing, and technical inspection. The buyer can only get their earnest money back under specific conditions. 

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The amount of earnest money required in commercial transactions ranges from 1% to 3% of the purchase price in low-competition markets, all the way up to 5-10% and even 15% in competitive, high-value markets.

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Why is earnest money so important today?

The current financing environment adds pressure on buyers to move quickly and demonstrate financial strength. With CRE interest rates ranging from just over 5% to above 15% in 2025 and nearly $1 trillion in commercial debt maturing this year, financial corporation S&P Global estimates,  lenders are tightening standards and demanding more equity upfront.

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 “Earnest money is almost like a social norm,” says Stash Geleszinski, Managing Director of the Cincinnati office at CRE firm Capstone. “It's part of every deal; It's part of every transaction.”

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With CRE investors short on liquidity, earnest money deposit providers are stepping in to help secure deals, navigate escrow requirements, and stay agile in a market where timing is everything.

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Top 5 Earnest Money Deposit Financing Providers for CRE in the US

For many commercial real estate professionals, and especially those managing multiple acquisitions or value-add projects, the ever-increasing EMD demands can create a liquidity crunch. 

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In this environment, the ability to access fast, flexible earnest money deposit financing is a strong competitive advantage.

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That’s why we ranked the top earnest money deposit providers for commercial real estate in the US. The following comparison table gives you a quick snapshot of the five top earnest money deposit providers, highlighting their funding speed, rates, payment options, and unique strengths.

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In the below the table, you’ll find detailed breakdowns of each provider’s offering, so you can choose the right partner for your next CRE transaction.

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All of these top earnest money deposit providers bring unique benefits to users, from lightning-fast approvals and flexible collateral requirements to seamless digital payments. 

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In the next sections, we’ll break down what sets each provider apart, so you can make the most informed choice for your next CRE acquisition.

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1. Duckfund

When it comes to CRE financing, Duckfund is the go-to earnest money service for fast-moving investors who don’t want to spread their liquidity too thin and who need an innovative financing partner. 

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In a market where every minute counts and complex financing structures demand expert advice and flexible financing, Duckfund’s streamlined funding application and equity financing solutions have made it a trusted partner for everyone from institutional buyers to entrepreneurial developers.

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Best known for:
Lightning-fast application and funding with minimum requirements, allowing CRE investors to secure deals with minimal delay.

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Key advantages of using Duckfund for earnest money deposits

• Speed:
  
  • Receive earnest money funding in 48 hours or less.
  • Minimal entry requirements and documentation.
  • 2-minute digital application.
• Flexible terms:
  
  • Supports all major CRE asset classes and project types.
  • No collateral required, freeing up your balance sheet for other investments.
  • Fully refundable EMD
• Transparent pricing:
  
  • Low standard rates per 30-day period (30-day minimum).
  • Discounted rates available for 4+ months.
• Digital payments & escrow:
  
  • Funds can be sent via ACH or wire transfer directly to your escrow or title company.
  • Works with top 10 US title companies or their partner title company.
• Nationwide reach:
  
  • Available across the US (except CA, HI, UT, VT).

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Ideal for

• Investors juggling multiple deals and needing to keep liquidity available.
• Developers with time-sensitive acquisitions.
• CRE professionals who value cost-efficient and frictionless funding.
  
  

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2. EMDDC

EMDDC is a strong option for CRE buyers who need earnest money fast and want a provider with experience in transactional and double-closing funding. Their process is straightforward, with clear requirements and a focus on reliability.

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Best known for:
Transactional funding and double closings for experienced CRE investors.

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Key advantages of using EMDDC:

• Speed:
  
  • Funding available within 72 hours.
  • Streamlined process for experienced CRE buyers.
• Flexible structure:
  
  • Up to $100k per deal.
  • Requires HUDs to prove deal experience.
• Transparent fees:
  
  • $500 or 1% upfront fee; 40% return for 30 days.
  • Clear terms, no hidden costs.
• Escrow & payment:
  
  • Funds wired directly to escrow/title company.

Ideal for:

• Experienced investors needing fast double-closing funds.
• CRE professionals working with tight timelines and complex deals.

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3. Y2 Lending

Y2 Lending is a private lender catering to CRE investors who need earnest money fast and with minimal paperwork. Their no-doc approach and flexible terms make them popular for fix-and-flip and proof-of-funds scenarios.

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Best known for:
No-doc, fast earnest money funding for smaller CRE deals.

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Key advantages of using Y2 Lending for earnest money deposits

Speed:

• Approvals and funding in 1–2 business days.
• Minimal documentation required.

Flexibility:

• Up to $50,000 per deal.
• No credit checks or income verification.

Pricing:

• 15–30% flat fee for 30–45 days.
• Transparent terms.

Payments & Escrow:

• ACH or wire transfer to escrow/title company.
• Proof-of-funds letters available.

Ideal for:

• Investors needing quick proof of funds.
• Buyers with limited documentation or credit history.

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4. Oakstone Lending

Oakstone Lending specialises in transactional lending for CRE deals, including seller carryback and double closings. Their fast funding and broad deal support make them a solid choice for investors with unique transaction needs.

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Best known for:
Transactional lending with flexible terms for quick, small CRE deals.

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Key advantages of using Oakstone Lending for EMDs

Speed:

• Funding in 48 hours or less.
• Simple application process.

Flexibility:

• $1,000 minimum, no maximum deposit.
• Supports seller carryback and fix-and-flip deals.

Pricing:

• $250 upfront; 40% return for 30 days.
• No hidden fees.

Payments & Escrow:

• ACH or wire transfer to escrow/title.
• Works with most title companies.

Ideal for:

• Investors needing funding for small, creative deal structures.
• CRE buyers in need of flexible deposits.

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5. AdvanceDeposit

AdvanceDeposit specializes in soft deposit funding but takes a broader scope than most lenders. Rather than just covering soft deposits for CRE deals, they include business acquisitions, inventory purchases, and residential deals, making them ideal for diversified investors. 

Best known for:
Soft deposit financing for diverse acquisitions with loan amounts up to $20 million.

Key advantages of using AdvanceDeposit for EMDs

Speed:

• Approvals in three business days.
• Seamless, three-step funding process.

Flexibility:

• $50,000 to $20 million deposit range.
• Supports soft deposits beyond CRE (businesses, factories, inventory, residential).

Pricing:

• 1% per month interest rate.
• Borrower prepays interest plus legal/processing expenses.

Ideal for:

• Buyers chasing diverse asset types beyond traditional CRE.
• Investors with large transactions.

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Choosing the Right Earnest Money Deposit Provider

Landing the right commercial property often hinges on how quickly and confidently you can move. The top earnest money deposit providers we’ve reviewed each offer distinct advantages, but the best fit for your next CRE deal comes down to your financing needs and transaction style.

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If you’re prioritising speed, look for a provider that can fund your escrow within 48 hours or less. If flexibility or minimal documentation is your top concern, focus on lenders who offer no-doc approvals or support for a wide range of asset classes. 

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And if you’re managing multiple deals or tight liquidity, Duckfund is your top choice – offering the lowest fees and fully refundable EMDs with fast funding times. 

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Above all, choose a partner that understands the pace and complexity of today’s CRE market. The right earnest money deposit provider keeps you competitive, protects your capital, and helps you close more deals with confidence.

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[Ready to secure your next property without tying up your liquidity? Schedule a call with Duckfund now to discuss your transaction and get started with the top earnest money deposit provider in the market.]

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