In a busy commercial real estate (CRE) market, speed wins, which is why many investors are turning to top soft deposit providers to make sure they get their money on the table first.

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If you’re a CRE investor, you’ve probably seen a high-potential property come into view. Yet, between chasing internal approvals and lining up capital, you miss the window. The seller moves on. The deal dies.

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This is down to three major factors:

• Too much time wasted waiting for funds to clear or credit approvals
• Capital tied up in multiple active deals, limiting your flexibility
• Traditional lenders are unwilling to back soft deposits or move fast enough
  
  

That’s why specialized lenders are gaining popularity. They help secure soft deposits quickly so you don’t lose momentum (or the deal).

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In this guide, we compare the top soft deposit providers for CRE in the US, based on speed, flexibility, and their support for fast-moving investors like you. 

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Read on to find out more.

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Table of contents:

1. Why is soft deposit financing crucial for CRE investors and developers?
2. What to consider when choosing a soft deposit provider
3. The 5 top soft deposit providers in the US right now
4. Duckfund: Your unfair advantage in commercial real estate deals

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Want to get to prime commercial real estate first?. Contact Duckfund to find out how we can help you land your deal before your rivals.

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Why is soft deposit financing crucial for CRE investors and developers?

Soft deposit financing, also known as good faith deposits, is often overlooked by busy CRE investors and developers, but getting it right is a strategic imperative in today's fast-paced market.

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First, it grants you unrivaled speed. In a competitive environment where prime real estate disappears quickly, you need to place earnest money without delay. 

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Traditional financing can be slow, but some soft deposit solutions allow you to act decisively and secure opportunities before others even get a look in.

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Second, it preserves your capital. Tying up significant personal or company cash in a deposit means that you can severely limit your liquidity and functionality for other ventures.

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Freeing up your funds like this lets you pursue multiple deals simultaneously or allocate funds to other high-return activities.

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Finally, this type of financing is about maximizing opportunity. If you can always put skin in the game for attractive deals, regardless of your immediate cash position, you are more likely to scale your portfolio quicker. 

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In short, it's the competitive edge that keeps your projects moving forward and keeps you a step ahead of competitors.

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The key features to consider when choosing a soft deposit provider

Choosing the right soft deposit provider can make or break your deal, so don’t just jump at the first offer. In this market, strategy beats speed-walking into hidden fees or delays.

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Here’s what to vet from your provider before you move forward:

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1. Speed of funding

How fast can this provider get cash into escrow – really? 

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In competitive CRE deals, every hour counts. Look for a provider with a proven track record of same-day or next-day funding, not one stuck in underwriting purgatory.

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2. Available funds

Putting more money on the table upfront can give you the edge. 

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That’s why your soft deposit provider needs to offer not just fast capital, but the right-sized capital. 

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Can they fund the full soft deposit required for your deal? Will they scale with you as deal sizes grow? And can they do it at a rate that makes sense? 

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The best providers offer flexible, scalable funding that supports your strategy, not just a one-size-fits-all limit.

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3. Transparent terms

It’s not just about the rate. Scrutinize all fees: origination, admin, prepayment, the works. 

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An all-in-one provider should be upfront, clear, and offer flexible repayment that fits your exit or refi plan. If something still feels vague after you’ve questioned it, walk away.

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4. Collateral requirements

Soft deposits should ease liquidity, not tighten it. 

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Some lenders still want collateral, which might be OK, but you must know what’s expected and how it affects your broader capital stack. If you’re pledging too much, it’s not that “soft.”

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5.  CRE expertise and support

Deals rarely go perfectly. Choose a partner who knows commercial real estate inside out and can problem-solve when things get hairy. Responsive customer support isn’t a bonus; it’s now an essential part of funding.

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Bottom line: a top soft deposit provider keeps your deals moving, your capital flexible, and your terms crystal clear. Anything less is friction you can’t afford.

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The 5 top soft deposit providers in the US right now

A great soft deposit provider shouldn’t just try to meet your investment business needs, but also do it quickly, with excellent customer support.

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Here are five lenders that are doing just that.

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1. Duckfund

Duckfund is redefining soft deposit financing for commercial real estate and has helped fund over $1.5 billion in CRE deals with its innovative lending. 

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Their digital-first mode is designed for ease of use. It has a simple application process and gets funds ready within 48 hours – often faster – helping investors close deals without delays or red tape.t

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Duckfund supports multiple active deals per client, so you can scale without bottlenecks, no matter if you’re looking at multi-family property investing or mobile home financing. 

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Pricing is simple: a flat, transparent fee based on your deposit size and deal structure, and soft deposits are fully refundable: no origination traps. No fine print. 

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With expert support and a “sign now, pay later” model, Duckfund is built for speed, clarity, and serious investors.

• Best for: Fast-moving CRE investors and developers who want to work on several deals at once. 
• Turnaround time: 48 hours (or less)
• Max deals: Unlimited simultaneous deals
• Fee basis: Flat, transparent fee

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2. Brookview Financial

Brookview Financial delivers soft deposit capital for value-driven acquisitions, especially for distressed or transitional assets. 

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They boast over three decades of CRE lending experience and combine speed with strong underwriting, usually funding in 2–3 business days. 

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Their process supports several deals per investor, and their hands-on approach makes them a smart pick for investors working on complex or high-upside deals. Fees are straightforward and typically tied to the deposit size.

• Best for: Value-add and transitional property investors
• Turnaround time: Two to three business days
• Max deals: Several at once (case-by-case)
• Fee basis: % of deposit amount
  
  

3. EMDDC

EMDDC offers streamlined transactional funding for real estate investors and wholesalers. 

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They specialize in providing quick capital for Earnest Money Deposits (EMDs), double closings, and seller carrybacks, whihc let investors secure deals without tying up their own cash. Their efficient use of a large network of resources means they can deliver funds quickly, often within 72 hours, so you can focus on the deal itself.

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EMDDC’s lending model is based on the deal's strength and the borrower's experience – you must have a minimum of three prior HUDs to make the lending work. Once that’s met, then EMDDC offers flexible terms, funding from $500 to $100,000 for a 30-day period. 

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There is an upfront underwriting fee, but this is deducted from the profit upon a successful closing. Doing this protects them from cancelled deals while ensuring a transparent cost to the borrower if the transaction goes through.

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• Best for: Real estate investors and wholesalers needing quick, deal-specific EMD and transactional funding 
• Turnaround time: Within 72 hours
• Max deals: Deal-dependent, based on borrower experience 
• Fee basis: Upfront fee and return-based fee upon closing

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4. Oakstone Lending

Oakstone Lending offers transactional funding for earnest money deposits (EMDs), double closings, and even seller carrybacks.

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Known for speed and simplicity, Oakstone has funded over 150 investor deals and can provide funding in under two business days. 

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Investors pay a flat 40% return on EMD deals (minimum $2,000), but only if the deal closes, plus a $250 non-refundable admin fee. For double closings, fees start at 1.5% with a $2,000 minimum return, and rush funding is available. 

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Oakstone’s flexibility, investor-first support, and deep experience make it a favorite among wholesalers and flippers working with tight timelines or creative deal structures; however, their high fee for EMD deals may put some people off.

• Best for: Wholesalers, flippers, and creative CRE dealmakers
• Turnaround time: Two business days or less
• Max deals: Multiple (based on track record)
• Fee basis: Flat % + minimums (deal type dependent)

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5. RCN Capital

RCN Capital is a nationwide private direct lender, established in 2010, that offers short-term fix & flip and long-term rental financing for real estate investors. 

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RCN doesn’t specialize in soft deposit financing, but their short-term loans can cover earnest money deposits. However, relying on loans instead of dedicated soft deposit funding may introduce challenges such as credit checks, higher fees, and longer approval times. 

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RCN focuses on financing the purchase or refinance of non-owner occupied residential and commercial properties, renovation projects, and bridge funding. 

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They serve real estate contractors, developers, startups, and small business owners across the U.S., with a reputation for common sense underwriting and fast approvals, often closing in as few as 10 business days.

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• Best for: Investors needing short-term or bridge financing who may occasionally use loans to cover earnest money
• Turnaround time: Under 10 business days
• Max deals: Nationwide lending, no public limits on deal volume
• Fee basis: Loan origination fees plus interest, higher than typical soft deposit fees due to the loan structure

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Duckfund: Your unfair advantage in commercial real estate deals

For CRE investors and developers facing fierce competition, any small advantage can make all the difference. 

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Duckfund was designed to provide this edge. 

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In a nutshell, we offer fast, specialized financing for direct deposits that will put you ahead of the competition.

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Here’s how.

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Specialized expertise

Unlike broad bridge lenders, Duckfund focuses exclusively on earnest money and soft deposit financing. This sharp focus streamlines every step, from application to funding, so that you get unmatched speed and support.

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Lightning-fast funding

In commercial real estate, speed wins deals. 

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Duckfund’s latest credit tools automate the checking process so we can often provide capital in less than 48 hours, giving you the chance to secure time-sensitive opportunities before others can react.

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Maximize your capital

By financing your earnest money deposit, Duckfund helps preserve your cash flow. Keep your capital liquid for other investments, and work on unlimited deals at once with us. 

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Investor-centric platform

Designed for busy professionals, our user-friendly platform and support team simplify the funding process, so you can concentrate on closing profitable deals while our team deals with the mechanics. 

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That’s why we’ve reimagined soft deposit funding from the ground up so that it helps you meet your personal investment goals. 

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“We’ve structured our offering as a service product, not a loan,” explains Duckfund CEO, Anna Kogan. “This means investors and developers can access the capital they need for soft deposits without impacting their debt capacity or existing lending relationships.”

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Your next deal starts now

Don’t let a deposit delay your success. 

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Partner with Duckfund, where speed, specialization, and capital freedom power your CRE ambitions.

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Ready to tap into soft deposit funding right away?  Sign up for Duckfund and close your CRE deal faster than you expected.

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