Commercial Real Estate Loans - $100K to $10M+
Acquisition, refinance, and bridge loans for owner-occupied and investment properties.
See if I qualifyCommercial real estate loans finance the purchase, refinance, or improvement of business property - office, retail, industrial, warehouse, or multifamily. These are underwritten primarily on the property itself: whether the income it produces comfortably covers the debt payment. That is why a CRE lender will ask about the building's numbers before they ask much about yours.
Who qualifies
- A specific property identified, with a purchase agreement if you are buying
- Debt service coverage ratio of roughly 1.20x–1.25x - the property's income must exceed the payment with margin
- A down payment or existing equity, commonly 20%–30% of value
- Credit typically from the mid-600s up, plus a personal guarantee from owners of 20% or more
Best for
Buying the building you currently lease, refinancing an existing commercial mortgage, acquiring an investment property, or pulling equity out of property you already own.
What to check before you sign
- The balloon. A 25-year amortization with a 10-year maturity means the balance is due at year 10. Plan for the refinance well before it arrives.
- Rate reset schedule. Many commercial mortgages reset at year one, three, or five. Know when, and what index the new rate is tied to.
- Third-party report costs. Appraisal, environmental, and title work are paid by the borrower and are usually non-refundable if the deal does not close.
- Recourse. Most small-balance commercial loans are full recourse with a personal guarantee from owners of 20% or more. Non-recourse exists but typically requires larger, stabilized properties.
Frequently asked questions
What is DSCR and why does it matter?
Debt service coverage ratio compares the property's net operating income to its annual debt payment. At 1.25x, the property generates 25% more income than the payment requires. Most commercial lenders want at least 1.20x–1.25x, because it is their primary evidence the loan repays itself even if things soften. It is usually the single most important number in a CRE approval.
How much down payment do I need?
Commonly 20% to 30% for commercial property, though owner-occupied purchases through SBA 504 can go significantly lower. Investment and special-use properties generally require more down than owner-occupied ones.
What are typical terms?
A common structure is a 25-year amortization with a 10-year maturity, meaning payments are calculated over 25 years but the balance comes due - or the rate resets - at year 10. Rates frequently reset on a one, three, or five-year schedule. Ask specifically about the maturity, not just the amortization.
How long does a commercial mortgage take?
Typically 30 to 60 days, sometimes longer. Third-party reports drive the timeline: appraisal, environmental review, and title work all take time. Loans of $2M or more usually require a Phase I environmental report, which adds weeks. Gas stations, dry cleaners, and similar uses often require one at any loan size.
Can I finance a property my business occupies?
Yes, and owner-occupied financing is generally the most favorable commercial category - including SBA 504, which is designed specifically for owner-occupied real estate and equipment. Lenders usually require you to occupy a majority of the square footage.
Why apply through Fundwise
- One application, every lender we partner with
- No hard credit pull to see your matches
- Free Money screening for tax credits included
- Real human concierge if you get stuck