Fidelity Bancorp Funding Review: $1M-$20M Bridge Loans, Its Form D Funds and a 2023 DFPI Order

Which company this is, and which it is not

The name is shared with unrelated companies. Fidelity Bancorp Funding, Inc. is a California corporation licensed by DFPI; the 2023 consent order gives its license number, 60DBO-118240, and the same number appears on the lender's own contact page. It is not Fidelity Investments, not Fidelity National Financial and not Fidelity Bancorp Inc., the Pittsburgh bank holding company (SEC CIK 0000769207) that WesBanco agreed to buy in 2012 and whose EDGAR filings end that year. Nor is it any of the "Fidelity" HMDA filers, which are banks such as Fidelity Bank or Fidelity Co-operative Bank. Search results also mix in "Fidelity Funding" and "Fidelity Capital Funding" in California; we found no link between those names and this lender.

It also is not the lender most search results describe. Directory sites list it as a hard money lender; its own pages describe commercial real estate bridge loans of $1 million and up.

The dated record: DFPI, May and June 2023

DFPI's enforcement page for the company lists two documents and the dates May 3, 2023 (initial action) and June 6, 2023 (most recent action); the page itself was last updated September 20, 2024.

Reading it fairly. The revocation order's only stated ground is the missing annual report: "Fidelity Bancorp Funding, Inc. (Respondent) did not file its Annual Report as required by Financial Code section 22159." It orders the company to "discontinue making or brokering of any loan made pursuant to the California Financing Law", with 60 days to wind down related activity. The consent order does not allege anything about borrowers, loan terms or funds. The maximum penalty under California Financial Code section 22715 for 49 business days late was $22,500, the consent order says, and the agreed penalty was $8,000, about 36% of it (our arithmetic: 8,000 divided by 22,500). The consent order also says DFPI keeps the right to act on "unknown violations", and that if the company applies for a license in the future, the subject matter "shall be admitted" for that purpose.

What this does not tell you: whether any loan was affected in the roughly three weeks the revocation stood (May 3 to June 6, 2023), and the current license status. The DFPI license lookup and NMLS Consumer Access both require a live search that we could not run; the lender's contact page, as archived on August 20, 2026, shows California Financing Law license 60DBO-118240, NMLS #268792, California real estate broker #01298221 and an Arizona commercial mortgage banker license #CBK-1015102. Verify each yourself before signing.

What it lends, per its own pages

The figures below are the lender's claims from pages archived by the Internet Archive on August 20, 2026. Loan pricing is not published beyond a floor, and the lender's site says funding timelines "may vary".

A worked example (our arithmetic): at the bridge floor rate of 8.75%, a $5,000,000 interest-only loan costs $36,458.33 a month in interest ($5,000,000 times 0.0875 divided by 12), or $875,000 over 24 months, before points and fees, which the pages do not state. At the 75% ceiling the property would need an appraised value of at least $6,666,667, so the borrower brings $1,666,667 in equity. Any real quote will differ.

The home page also claims "$15 Billion" of loans funded, "11,000+" customers and "25 YEARS" in business. We could not tie those to a document and do not use them. Nor do we find anything in the lender's pages for ground-up construction or small fix-and-flip loans under $1 million, which is what many borrowers searching for it expect.

Who is behind the money

Commercial Observer reported on October 29, 2025 that Costa Mesa's Fidelity Bancorp Funding "landed $300 million from TCW" and that the deal "grows FBF's lending capacity to $600 million". It also quoted the company's CEO and described its loans as "relatively small bridge financing", such as $8 million for an industrial property in El Monte. We treat that as a press report: we did not find a filing that states the TCW terms.

Form D: the investor funds at the same address

Three SEC Form D issuers use the lender's address, 3200 Bristol Street, Suite 120, Costa Mesa, and phone number. Only one names the lender: the FBH II Sub-REIT Form D lists "Fidelity Bancorp Funding, Inc., Manager". For the other two we rely on the shared address, phone number and name; the filings we read do not state the relationship. We counted the latest filing per issuer and read totalAmountSold and totalNumberAlreadyInvested.

Adding the three "sold" amounts gives $157,302,089 (our arithmetic); we do not add the investor counts because the same person could be in more than one fund. Between the March 2021 and February 2025 filings the first fund's reported sales rose by $95,291,404 (our arithmetic: 133,360,344 minus 38,068,940). A Form D is a notice filed by the issuer, not an audit, and these numbers say nothing about returns, defaults or how the money was used. We did not find a private placement memorandum, so we cannot say what the funds hold or promise.

HMDA: no public loan count

HMDA data applies to lenders that report. We searched the FFIEC filer lists for 2024 (4,927 institutions) and 2025 (4,791) for "fidelity", "fbf", "bancorp fund" and "bridge hold". Every "Fidelity" match is a bank or another mortgage company, and none is this lender; we did not test whether any of those companies is linked to it. Because it does not report, we cannot give the loan counts with action_taken=1 and business-purpose filters that we use for other lenders, and we make no inference from that: a lender that makes only business-purpose loans may have no reporting duty. Aggregator pages quote loan counts and volume estimates for this lender; we did not use them.

Courts and complaints

CourtListener requires an account for searches, and we could not search California state courts, so this page says nothing about litigation, either way. A web search for the company name with "lawsuit", "complaint" and "cease and desist" returned the DFPI page above and nothing else for this lender. Search the California Superior Court (Orange County) and federal PACER records for the entity name before you commit a deposit.

What a reader can do with this

• Ask for the current DFPI license status in writing and check it on the DFPI and NMLS Consumer Access sites; the 2023 revocation was rescinded, but you should see today's record.
• Ask for a term sheet with points, extension fees, exit fees and the exact rate, since the site shows only floors.
• If you want a loan under $1 million, ground-up construction or a flip, this lender's pages do not offer it; compare lenders built for that. Our hard money lenders in California, DSCR loans in California and bridge loan guide are places to start.
• Compare at least two other bridge lenders; see our reviews of Center Street Lending and Hard Money Bankers.
• If you are asked to put money into a Fidelity Bridge Holdings fund instead, read the offering documents and the Form D amounts above first. That is an investment, not a loan.

FAQ

Sources, read November 9, 2026: California DFPI, Fidelity Bancorp Funding, Inc. enforcement page, Order Summarily Revoking (May 3, 2023) and Consent Order (June 6, 2023), CFL license 60DBO-118240; fbfloans.com home, bridge, mini-perm, DSCR and contact pages as archived by the Internet Archive on August 20, 2026; SEC EDGAR Form D accessions 0001807072-21-000001, 0001807072-25-000004, 0002058468-25-000001 and 0002048134-24-000001; FFIEC HMDA filer lists 2024 and 2025; Commercial Observer, October 29, 2025. This is analysis of public documents, not investment, legal or tax advice.