An approach to property purchase that puts time on your side.

Timing is everything.

It’s a familiar idea, and in real estate, it can make all the difference. Once you’ve found the right property, acting quickly can be what secures it.

Speed in today’s housing market often requires awareness, flexibility—and cash. Even as conditions cool, all-cash purchases reached a 10-year high of 32% in 2024, according to the National Association of Realtors.

Cash offers appeal to sellers by streamlining the process, but they can also work to a buyer’s advantage. A technical refinance strategy combines the speed of cash with the flexibility of financing: buyers use a securities-based line of credit (SBL) to access funds quickly, then replace it with a mortgage later.

“The seller only sees a cash offer, which typically moves you to the front of the line,” says Melissa Noto of Raymond James Bank. “Then you can choose the mortgage and timing that work best for you.”

HOW IT WORKS

While there is naturally some nuance to the process case by case, a textbook technical refinance proceeds like this:

• A buyer works with their financial advisor and a bank to open a securities based line of credit.
• Funds from the SBL are withdrawn and placed into the buyer’s bank account.
• The buyer then makes an offer with cash, signaling the ability to close quickly and potentially resulting in a more attractive purchase price.
• After an offer is accepted, proof of funds is supplied by the bank and the sale moves forward.
• With the property purchased, the buyer can then take their time finding the right product and/or waiting for a favorable interest rate environment to secure a mortgage, use the loan to pay off the SBL, and begin making repayments.

SHARING THE WEALTH

Because SBLs borrow against an investment portfolio without selling assets, this strategy can also help others. For example, parents can use their borrowing power to assist with a child’s home purchase—without the limits of traditional gifting or disrupting long-term plans.

This can be especially helpful as home prices remain high and younger buyers face growing challenges. In some cases, the child can take over mortgage payments after refinancing.

BEYOND RESIDENTIAL USE

While commonly used for primary or vacation homes, technical refinance can also support business ventures—such as purchasing offices, retail space, or investment properties. It can even help fund repairs after a natural disaster for owners with significant equity.

Ultimately, technical refinance is about using time to your advantage— moving quickly when it matters, while keeping flexibility for what comes next.

Nick Martin is a financial planner and founder of Bluffton Financial Planning. Bluffton Financial Planning is not a registered broker/dealer and is independent of Raymond James Financial Services. Investment advisory services offered through Raymond James Financial Services Advisors, Inc.

by Nick Martin, Bluffton Financial Planning