Commercial Real Estate Loans — Texas & Nationwide
We have been closing commercial real estate loans in Texas since 1998. From SBA 504 purchases with 10% down to hard money bridge loans that close in 7 days — we have programs for every commercial property type and every borrower profile.
Commercial Loan Programs
- SBA 504: Owner-occupied commercial, 10% down, 20–25 yr fixed rate
- Conventional Commercial: Purchase or refi, up to 75% LTV, full-doc
- DSCR Commercial: Qualify on NOI, no personal income docs, up to 70% LTV
- Hard Money Commercial: Fast close, asset-based, up to 65% LTV, 7–10 days
- Bridge Loans: 6–36 month terms for transitional or value-add properties
- Stated Income Commercial: Bank statements or stated, up to 65% LTV
- Construction: Ground-up or major renovation, $150K minimum
- Non-Recourse: Stabilized properties, personal assets protected
Eligible Property Types
Office
Single-tenant, multi-tenant, medical office, professional buildings. Owner-occupied or investment.
Retail
Strip centers, inline retail, restaurants, gas stations, net-lease properties (NNN).
Industrial
Warehouses, flex space, light manufacturing, cold storage, distribution centers.
Multifamily 5+
Apartment complexes, mixed-income housing, garden-style communities.
Mixed-Use
Commercial ground floor with residential units above. Both sides of the income.
Special Use
Hotels, self-storage, car washes, churches, mobile home parks — ask us about your property.
Commercial Loan Terms by Program
| Program | Max LTV | Rate | Term | Income Docs | Close Time |
|---|---|---|---|---|---|
| SBA 504 | 90% (10% down) | 6% – 7% | 20–25 yr fixed | Full doc | 45–90 days |
| Conventional | 75% | 6.5% – 8.5% | 5–25 yr | Full doc | 30–60 days |
| DSCR Commercial | 70% | 7.5% – 10% | 5–30 yr | None (NOI qualifies) | 21–30 days |
| Bridge / Hard Money | 65% | 9% – 13% | 6–36 mo | None | 7–14 days |
| Stated Income | 65% | 8% – 11% | 5–25 yr | Bank statements | 21–30 days |
| Construction | 75% ARV | 9% – 12% | 12–24 mo | None (investor) | 14–21 days |
How Commercial Loans Are Underwritten
Commercial loans are underwritten differently than residential. The key metric is the property’s Net Operating Income (NOI) relative to the loan payment — the Debt Service Coverage Ratio (DSCR). Most commercial lenders want a DSCR of 1.25 or better on stabilized properties.
DSCR Formula: Annual NOI ÷ Annual Debt Service = DSCR
Example: A strip center generates $120,000 NOI/year. Annual debt service on a $1M loan at 7.5% is $84,000. DSCR = 1.43 — strong approval. On DSCR commercial programs, personal income is irrelevant — the property qualifies itself.
SBA 504 Loans: The 10% Down Commercial Program
The SBA 504 program is the best commercial financing for owner-occupied properties. It structures the loan in two pieces:
- First mortgage (50%): Conventional bank loan at market rate
- SBA debenture (40%): Fixed for 20–25 years at below-market rate
- Borrower equity (10%): Your down payment
Total borrowing: 90% of the purchase price. Fixed rate on the SBA portion for 20–25 years — the best long-term commercial rate available. To qualify: net income under $5M, net worth under $15M, 51%+ occupancy within 1 year.
Non-Recourse Commercial Loans
On stabilized commercial properties with strong cash flow, we offer non-recourse financing — meaning your personal assets are not on the hook if the loan defaults. The lender’s only remedy is the property itself. These loans require experienced sponsors, established cash flow (typically 1.25+ DSCR), and loan amounts generally $1M+.
Commercial Real Estate Loan FAQ
What is the minimum loan amount for commercial loans?
Our minimum commercial loan is $150,000. For SBA 504, the practical minimum project size is around $500,000 due to program structure. Hard money and bridge loans start at $100,000. There’s no maximum — large deals ($5M+) are evaluated on their own merits.
Can I get a commercial loan in an LLC?
Yes — most commercial loans are made to LLCs, LPs, or corporations. We lend to entities on all our commercial programs. SBA 504 typically requires a personal guarantee from owners holding 20%+ of the entity. DSCR and hard money commercial programs may allow non-recourse structures.
How long does a commercial loan take to close?
It depends on the program. Hard money closes in 7–14 days. DSCR and stated income commercial loans typically close in 21–30 days. Full-doc conventional and SBA loans take 30–90 days due to appraisal timelines and underwriting. If you have a time-sensitive closing, tell us upfront and we’ll match you to the fastest program that fits your deal.
Do you lend on special-use commercial properties?
Yes — we consider car washes, self-storage, churches, hotels, gas stations, mobile home parks, and other special-use assets. These require more underwriting than standard property types, and LTV is typically lower (55–65%). Call us with details on your property — we evaluate special-use deals case by case.
What’s the difference between commercial and investment property lending?
Commercial lending (5+ units, office, retail, industrial) focuses primarily on the property’s NOI and DSCR. Residential investment lending (1–4 units) is more influenced by the borrower’s personal financial profile, even on DSCR programs. Commercial loans also tend to have shorter amortization periods (20–25 years vs 30), and are almost never securitized on the secondary market — meaning the lender holds the risk and has more flexibility on terms.
Ready to discuss your commercial deal? Get a free quote today — or call 877-895-3634. We’ve been closing Texas commercial loans since 1998.