Commercial real estate loans
Buy the apartment building, refinance the center before the loan matures, or own the building your business occupies. We package the file once, take it to the banks, agency lenders, HUD, SBA lenders, life companies, CMBS desks and debt funds that quote your asset class, and put the real numbers side by side. All 50 states.
Tell us the deal, we will take it to the market
Five questions to size it. Your file is worked by our capital markets desk, not dropped into a marketplace queue.
One file, many desks
We package the deal once and take it to the banks, credit unions, agency lenders, SBA lenders, life companies, CMBS desks and debt funds that quote your asset class.
Your deal stays ours to place
A person on our capital markets desk works the file. You are not handed off to a marketplace queue to be worked by somebody who has never spoken to you.
Quotes side by side
Rate, term, amortization, interest only, recourse, prepayment and reserves for every quote we pulled, on one page, with the trade offs written out.
What shopping the loan is actually worth
A commercial mortgage is not a commodity. The same building can be quoted by six lenders at very different pricing, with very different amortization, recourse, prepayment and reserve requirements. The cheapest coupon is frequently the worst deal once you price in a full recourse guarantee and a hard prepayment lockout.
You cannot see that from inside one bank. Your banker quotes their box, because it is the only box they have. Our job is to know which desks want your asset this quarter, get the file in front of them properly, and put the results next to each other.
What makes this desk different is that it sits next to a balance sheet. We shop because the market beats us on this particular deal. When it does not, and the property is a Texas asset that has not stabilized, we say so and fund it ourselves.
How we run a file
We package once and shop widely: rent roll, trailing twelve months, pro forma, borrower financial statement and schedule of real estate owned, photographs and a market narrative. Not an email with a number in it. Lenders quote seriously when the file is serious.
Then you get a comparison, not a winner: rate, term, amortization, interest only period, recourse, prepayment, reserves and all in cost, for every quote we pulled. You choose. We drive that lender to closing and handle the diligence chase.
“The cheapest coupon and the best loan are the same thing about half the time.”
How the capital markets desk thinksThe five-minute version
- Property address, type, size and year built
- Purchase price or current value, and existing debt
- Rent roll and trailing twelve months of operating statements
- Sponsor net worth, liquidity and experience
- What you want: proceeds, term and recourse preference
Missing pieces are fine to start. We will tell you which ones actually block a quote.
Every program, and what it is actually good at
Nine ways to finance commercial real estate. Most borrowers only ever hear about the one their bank sells.
| Program | Best for | Typical LTV | Term / amortization | Recourse |
|---|---|---|---|---|
| Agency, Fannie / Freddie | Stabilized multifamily, 5+ units | Up to 80% | 5 to 30 yr / 30 yr | Non recourse with standard carve-outs |
| HUD / FHA | Multifamily and healthcare, long hold | Up to 85% | 35 to 40 yr, fully amortizing | Non recourse |
| Bank & credit union | Most asset types, relationship borrowers | 65 to 75% | 5 to 10 yr / 20 to 25 yr | Usually full recourse |
| SBA 504 | Owner occupied, 51%+ occupancy | Up to 90% | 10 to 25 yr, fixed second | Recourse |
| SBA 7(a) | Owner occupied plus business needs | Up to 90% | Up to 25 yr | Recourse |
| CMBS / conduit | Stabilized income property, $2MM+ | 65 to 75% | 5 to 10 yr / 25 to 30 yr | Non recourse |
| Life company | Class A, low leverage, best pricing | 50 to 65% | 10 to 25 yr | Non recourse |
| Debt fund / private credit | Transitional, lease up, repositioning | 65 to 80% LTC | 1 to 3 yr, interest only | Partial or non recourse |
| USDA B&I | Rural business and owner-user property | Up to 80% | Up to 30 yr | Recourse |
Ranges above are illustrative of well structured transactions and are not an offer or a commitment to lend. Actual leverage, pricing and term depend on the property, market, sponsor, budget and exit, and are set only in a written term sheet. Business purpose loans only.
Multifamily
Agency, HUD, bank and bridge for stabilized and value add apartments.
Open Owner-userSBA 504 & 7(a)
Up to 90% financing when your business occupies the building.
Open Income propertyRetail, office & industrial
Net lease, strip centers, medical and professional office, flex and warehouse.
Open SpecialtyHospitality & special use
Hotels, self storage, MHP and RV, car washes, healthcare and senior living.
Open TransitionalBridge & construction
Larger-balance bridge, lease up, repositioning and ground up commercial.
Open Texas, under $5MMOr we fund it directly
On Texas property that is being renovated, built or repositioned, our own balance sheet is usually a better answer than the market.
Hard moneyFrom file to funded
Intake and sizing
We build the sizing model, proceeds against debt service coverage, debt yield and value, and tell you what the deal supports before anybody goes to market on it.
Package
Rent roll, T-12, pro forma, sponsor financials and schedule of real estate owned, photos and a market narrative. Packaged once, sent to the right desks.
Quote comparison
Every quote we got, side by side: rate, term, amortization, interest only, recourse, prepayment, reserves and all in cost. You pick the execution.
Application and third parties
Signed term sheet, deposit to the lender, and appraisal, environmental and property condition reports ordered. This is where most deals lose time, so we chase it daily.
Underwriting and credit
Lender underwriting, credit committee, legal. We manage the condition list and keep one calendar so nothing waits on an email nobody answered.
Documents and funding
Loan documents, title, insurance, entity and closing. Then we diary the maturity, because the next refinance starts eighteen months before it is due.
Every deal gets a real answer
Tell us the property, the plan and the number you need. A credit officer reads it and tells you what it will support.
- Texas hard money. A term sheet from the people who fund the loan.
- Commercial, all 50 states. Quotes from the desks that cover your asset.
- Outside the box? A straight reason, and usually a name that does fund it.