Top 5 Soft Deposit Providers for Commercial Real Estate in 2026

Soft deposits continue to function as an important component of the commercial real estate (CRE) purchase process. 

CRE investors and sponsors are increasingly required to deposit about 3-10% of the property’s purchase price as a sign of their commitment to the deal.

For investors pursuing multiple deals and projects, tying up cash with escrows in the form of a soft deposit is not ideal.

A better alternative is to turn to soft deposit providers who will supply the cash needed for you to pursue multiple CRE deals while you use your own money for other purposes.

In this article, we will introduce you to the top 5 soft deposit providers for CRE in the US.

1.  Duckfund: Best for winning in competitive markets

Duckfund is a soft deposit financing company that supports both CRE investors and developers. It seeks to make soft deposit financing accessible, without the stringency of hard money or traditional bank loans.

Key advantages

• Fast application: You can complete the application process within two minutes.
• Quick access to funds: Funds are transferred to the escrow agent within 48 hours.
• High accessibility: Duckfund does not require credit scores or reports.
• Supports investors in competitive markets: You can propose higher EMD amounts to sellers in competitive markets.

• Supports multiple deals: Duckfund provides earnest money deposit lending for multiple simultaneous deals. This allows you to pursue many deals at the same time.
• No cap on soft deposit financed: The minimum soft deposit Duckfund will finance is $50,000. There is no stated maximum amount.
• Discount for developers: Developers enjoy a lower interest rate (financing fee) starting from the fourth month of the due dilligence period.
• Flexible terms: Duckfund supports financing for 30, 60, and 90 days.

Ideal for

Duckfund is ideal for investors and developers

2.  EMDDC: Best for flexible soft deposit amounts

EMDDC is a short-term real estate financing company. Its products include soft deposit financing, double closings, seller carrybacks, and transactional funding. It also supports both investors and developers.

Key advantages

• Quick access: Users can get funds to designated escrow agents within 72 hours.
• Low upfront fee: EMDDC charges the higher of $500 and 1% of the deposit as an upfront fee. However, it expects to get a 40% return for a 30-day term.
• Accessibility: The deposit they fund ranges from $500 to $100,000. Developers must submit three HUD-1 Settlement Statements as evidence of experience.

Ideal for

EMDDC is ideal for investors who don’t need more than $100,000 in soft deposit.

3.  Oakstone Lending: Best for supporting deals of various sizes

Oakstone Lending is a transactional lender that helps developers and wholesalers meet their short-term financing needs. Its products include EMD financing, double closings, and seller carryback funding.

Key advantages

• Quick funds release: Funds will get to the escrow agents within 48 hours.

• Low minimum funding amount: The minimum funding amount is $1,000. There is no stated maximum.
• Easy access: Oakstone Lending does not require credit reports or collateral.
• Small upfront fee: The upfront fee is only $250. However, they demand a return equal to the higher of $2,000 and 40% of the deal.

Ideal for

Oakstone Lending is ideal for investors interested in quick access to soft deposits.

4.  Y2 Lending: Best for quick funds release

Y2 Lending is a private money lender that offers soft deposit funding, bridge loans, fix-and-flip funding, proof-of-funds funding, and transactional funding.

Key advantages

• Fast funding: Funds can get to the escrow agent within 24 hours of a successful application.
• Flexible loan term: The typical loan term is 30 days, but it can be extended to 45 days.
• Long-term client relationship: Y2 Lending focuses on building long-term relationships with clients.
• Accessibility: Y2 Lending does not require pay stubs, credit checks, or collateral.

Ideal for

Y2 Lending is ideal for investors who need quick access to funds.

5.  Levine Capital: Best for longer-term soft deposit loans

Levine Capital is a private equity firm with a focus on real estate developers and investors. Its products include soft deposit financing, new construction loans, Debt-Service Coverage Ratio (DSCR) loans, bridge loans, transactional funding, gap funding, and joint venture equity.

Key advantages

• Quick access to funds: Funds are made available within 24 hours.
• Longer funding term: Levine Capital offers a loan term of up to six months.
• No minimum or maximum amount: Levine Capital does not specify any minimum or maximum funding amount.

Ideal for

Levine Capital is ideal for investors and developers who need quick access to funds.