💳 Save money on credit card processing with one of our top 5 picks for 2025
How do commercial real estate loans work and where can you find the best choice for your small business? Find out in our guide to commercial real estate loans.
WRITTEN & RESEARCHED BY
Expert Contributor
Last updated onUpdated
REVIEWED BY
Editor & Senior Staff Writer
Many small business owners will eventually get to the point where they need to build, purchase, or update their commercial space. Because most businesses don’t have the revenue to pay out of pocket, a commercial real estate loan is essential.
Read on to learn about your options, comparing loans, and finding the money you need with a commercial real estate loan with the best rates and terms.
Table of Contents
Common types of commercial real estate loans include SBA CDC/504 loans, SBA 7(a) loans, commercial bank mortgages, and commercial bridge loans.
| Type Of Loan | Typical Rates | Borrowing Terms |
|---|---|---|
| SBA CDC/504 Loan | Approx. 6% – 7%% See current SBA loan rates |
10 & 20-year term lengths 10% – 30% down payment |
| SBA 7(a) Loan | Approx. 11% – 15% See current SBA loan rates |
25-year term length 10% – 20% down payment |
| Commercial Bank Mortgage | Typically 5% – 7% | Max. 30 years 15% – 35% down payment |
| Commercial Bridge Loan | Approx. 10% – 12% | Typically 6 – 12 month term length 10% – 20% down payment |
The Small Business Administration, or SBA, is known for providing low-interest, long-term loans to business owners.
For the purchase of commercial real estate, there are few programs out there better than the SBA CDC/504 loan program.
SBA loans are acquired through an intermediary lender. These lenders are more willing to take on the risk of loaning money to small businesses because a portion of the loan is guaranteed by the government. An intermediary can be an SBA-approved bank or even a nonprofit organization.
CDC/504 loans are a bit different in that there are two lenders involved in the process. A Certified Development Company, or CDC, is regulated and certified through the SBA. These nonprofit organizations are tasked with promoting economic development, and this is done primarily through commercial loans with favorable rates and terms.
With this type of loan, the CDC provides 40% of the total project costs. The borrower must find another lender, such as a bank or credit union, to provide 50% of the project costs. It is then up to the borrower to pay the remaining 10%.
Loan proceeds can be used toward purchasing commercial real estate, buying land or paying for land improvements, the construction of new facilities, renovating existing commercial properties, or purchasing long-term machinery. Old debt related to the purchase of new property or upgrading facilities can be refinanced with a CDC/504 loan.
The maximum loan amount distributed through this program is $5.5 million. The interest rates on CDC/504 loans for commercial real estate are based on the market rate of 5-year and 10-year Treasury issues. As of May 2023, interest rates will not exceed 6%. Interest rates are fixed, and there are no balloon payments. Repayment terms of 10 years for equipment and 20 years for real estate are available with CDC/504 loans. It’s important to note that these rates and terms apply only to the 40% portion funded by the CDC.
The required down payment is 10% of the project cost, but this can rise up to 30%. Typically, the collateral for the loan is the project itself, and no additional collateral is needed in most cases.
A personal guarantee is required by all owners with at least a 20% stake in the business.
To qualify, the business must meet the SBA’s definition of a small business.
As previously mentioned, all owners with a stake of at least 20% must sign a personal guarantee. Credit score is a factor in qualifying for the CDC/504 loan program, and while there are no minimums, generally, a score of 680 or higher is recommended for the best chance of approval. The borrower should have no defaults on prior government-backed loans, foreclosures, or bankruptcies.
Business owners interested in obtaining a CDC/504 loan can find a participating CDC through the SBA website. Applicants can also get a referral to an SBA-approved lender through their financial institution(s).
An application will need to be submitted to an SBA-approved CDC.
Along with the application, paperwork will be required. This includes but is not limited to:
An SBA CDC/504 loan is a great option for any small business looking to expand through the purchase, upgrade, or construction of new facilities. High limits, low down payments, and competitive terms and rates make this one of the best options for a commercial real estate loan.
However, the process for obtaining one of these loans is lengthy. Any small business owner that needs funding fast should consider other options. Small business owners that would prefer to work with just one lender should also look into other types of loans.
The CDC/504 loan isn’t the only program offered by the SBA to purchase or update commercial real estate. The organization’s most popular loans through the SBA 7(a) program can also be used for this purpose.
7(a) loans are the most popular SBA loans, and for good reason.
With low-interest rates, lengthy repayment terms, and flexibility in how the funds are used, these are easily one of the best loan options on the market today.
SBA 7(a) loans can be acquired through intermediary lenders. Up to 85% of the loan is guaranteed by the SBA, taking the risk off of the lender. This allows intermediaries to provide competitive loans to small business owners.
SBA 7(a) loans can be used for just about any business purpose. This includes the purchase of commercial real estate, financing equipment, acquiring a new business/franchise, or as working capital.
Up to $5 million in financing is available through the SBA 7(a) program. Interest rates for 7(a) commercial real estate loans are based upon the base rate plus an added percentage of no more than 4.75%. When purchasing real estate, the maximum repayment term is set at 25 years.
Down payments for SBA 7(a) loans typically range between 10% and 20%. In some cases, collateral is required.
Loans for $25,000 or less do not require collateral. Personal real estate can be used as collateral if needed. As with other SBA loans, a personal guarantee is required.
As with the SBA CDC/504 loans, all businesses receiving an SBA 7(a) loan must fall under the organization’s definition of a small business.
SBA 7(a) loans require the borrower to have a good credit score. A minimum score of 680 is typically recommended. Bankruptcies, foreclosures, and defaults on government-backed loans typically disqualify an applicant. A reasonable explanation for any negative items on a credit report is also expected by any SBA-approved intermediary.
SBA 7(a) loans can be obtained through an SBA-approved intermediary lender. A lender can be found through the SBA’s Lender Match service, an online loan broker, or through a referral from a small business owner’s financial institution.
An application will need to be submitted to the chosen intermediary lender. Similar to CDC/504 loans, the proper paperwork will need to be submitted with the application. An online service such as SmartBiz can also be used to apply for SBA 7(a) loans.
The SBA 7(a) loan is one of the most flexible options for small business funding, making it an ideal choice for most businesses. However, 7(a) loans are not attainable if the business owner has a low credit score. If fast funding is needed to scoop up a commercial real estate deal, other options may need to be considered, as approval, underwriting, and funding SBA 7(a) loans can take several months.
When consumers want to purchase real estate, they usually head to the bank. For small business owners, banks offer mortgages that can be used to purchase commercial property.
Commercial mortgages through traditional financial institutions are similar to mortgages for residential property with one big exception: commercial mortgages can be harder to obtain.
This is simply because commercial mortgages are not backed by the government. Residential mortgages are backed by entities like Freddie Mac and Fannie Mae. This is not the case with commercial mortgages, making them a bigger risk for banks. With that said, it isn’t impossible to get a commercial mortgage, but it’s important to understand that the process can be time-consuming.
With a commercial mortgage, banks lend a certain percentage of the property value to the borrower. The borrower will then pay this loan back over a set number of years, along with interest. Because these loans are riskier for lenders, commercial mortgage interest rates and down payments may be higher than other types of commercial real estate loans.
Interest rates vary from lender to lender and are also affected by the applicant’s creditworthiness. With good credit, though, an applicant can receive commercial mortgage interest rates around 5% to 7%. There is no maximum loan amount, although the approved amount is based on the borrower’s ability to repay the loan.
Typically, commercial mortgages are available for 65% to 85% of the property’s loan-to-value (LTV) ratio. Depending on the loan selected, the borrower will be required to pay 15% to 35% as a down payment. The typical maximum maturity for commercial mortgages is 30 years, but terms may be longer or shorter depending on the lender.
Credit requirements vary by lender, but applicants should have a score of at least 700 for a higher chance of qualifying. There should be no major negative items, including foreclosures or bankruptcies, on the applicant’s credit report.
Bank commercial mortgages can be obtained from most financial institutions. Small business owners should start with banks and credit unions with which they already have an existing relationship. Potential borrowers can also compare rates, terms, and requirements across financial institutions online before applying.
To apply for a bank commercial mortgage, applicants can call, go online, or visit their local branch to get the process started.
Much of the same paperwork required for SBA loans will be needed to apply for a commercial mortgage from a bank. This includes business and personal income tax returns along with personal and business financial statements.
Bank commercial mortgages are a good choice for anyone that needs a loan that exceeds the $5 million limits put in place through SBA lending programs.
Commercial mortgages from financial institutions can take months from application to funding, so other options should be sought if quicker approval and funding are needed. Another loan option may be better if the applicant’s credit score falls below 700. Small business owners that don’t have a lot of money to use toward a down payment may also want to consider other loans.
While the previous commercial real estate loans were long-term options, sometimes a short-term loan just makes more sense. If that is the case, a commercial bridge loan fits the bill.
Sometimes, opportunities arise, and business owners have to take action fast or get left in the dust. Traditional commercial real estate mortgages and SBA loans can take weeks or even months to get approved and funded. A hot real estate deal could be gone from the market much sooner than that.
If commercial real estate funding is needed fast, a commercial bridge loan will get the job done. This is a short-term funding option that comes with short turnarounds, even as quickly as a few days. This allows a small business owner to move on a deal without having to shoulder the entire cost.
However, even though funding is fast, so are repayment terms for bridge loans. These loans aren’t spread out over 20 or 30 years. Instead, interest payments are made over a short period of time, such as 6 months or 1 year. At the end of this period, the balance will need to be paid in full. This can be paid in cash, or the business owner may opt to refinance the loan.
There are no maximum loan amounts for commercial bridge loans. Most lenders will provide up to 90% of the LTV, leaving the borrower with just 10% to pay as the down payment. However, other lenders may fund just 80% of the LTV, leaving the borrower with the remaining 20% to pay as a down payment.
Interest rates for commercial bridge loans vary by lender but generally start around 6.5%. Some lenders may have interest rates of 9% or even higher. Loan terms also vary by lender but may be as short as 6 months. Six months and 1-year repayment terms are typical, but some lenders may offer slightly longer terms.
Bridge loans have less stringent borrower requirements than other types of commercial real estate financing. An applicant’s credit score should be at least 650, but higher scores yield better interest rates. Borrowers must also be able to pay back the loan at the end of the short repayment term, either by paying the balance in full or refinancing the loan.
Commercial bridge loans can be obtained from banks, credit unions, and even online lenders. Small business owners should begin at their own financial institutions. If commercial bridge loans aren’t available there, business owners can look into other local institutions or compare options online.
There are fewer requirements for commercial bridge loans versus getting a traditional bank mortgage or SBA loan. However, the Debt Service Coverage Ratio (DSCR) will be considered. Some lenders may also require applicants to have previously used a short-term loan option to finance commercial real estate, but this is dependent upon each lender’s specific requirements.
A commercial bridge loan is a reasonable choice for anyone who needs to obtain financing quickly. It is usually the best option for a business owner that needs to move fast to take advantage of a great real estate deal that will sell quickly. This type of loan is not a good choice for anyone who wants to obtain long-term financing.
Getting a commercial real estate loan takes time, but it doesn’t have to be difficult. By shopping around, knowing what rates and terms to look for, and working with a reputable lender, the process for obtaining a loan can go smoothly, providing business owners with the funding they need to grow their businesses.
Check out our article on the best banks for business loans to get started on your research.
Find Funding for Any Credit Level
BusinessLoans.com  |
|---|
Explore a wide range of business loan options at BusinessLoans.com. With no minimum credit score requirement, find the perfect funding solution for your needs. Get Started.
Find Funding for Any Credit Level
BusinessLoans.com |
|---|
Explore a wide range of business loan options at BusinessLoans.com. With no minimum credit score requirement, find the perfect funding solution for your needs. Get Started.
Let us know how well the content on this page solved your problem today. All feedback, positive or negative, helps us to improve the way we help small businesses.
Give Feedback
Want to help shape the future of the Merchant Maverick website? Join our testing and survey community!
By providing feedback on how we can improve, you can earn gift cards and get early access to new features.
Our expert reviewers found BusinessLoans.com to have a quick and easy application process alongside excellent support and guidance for borrowers.
Start A Quick Application
Help us to improve by providing some feedback on your experience today.
The vendors that appear on this list were chosen by subject matter experts on the basis of product quality, wide usage and availability, and positive reputation.
Merchant Maverick’s ratings are editorial in nature, and are not aggregated from user reviews. Each staff reviewer at Merchant Maverick is a subject matter expert with experience researching, testing, and evaluating small business software and services. The rating of this company or service is based on the author’s expert opinion and analysis of the product, and assessed and seconded by another subject matter expert on staff before publication. Merchant Maverick’s ratings are not influenced by affiliate partnerships.
Our unbiased reviews and content are supported in part by affiliate partnerships, and we adhere to strict guidelines to preserve editorial integrity. The editorial content on this page is not provided by any of the companies mentioned and has not been reviewed, approved or otherwise endorsed by any of these entities. Opinions expressed here are author’s alone.
Our expert reviewers found BusinessLoans.com to have a quick and easy application process alongside excellent support and guidance for borrowers.
Start A Quick Application
