Commercial Real Estate Loans
Commercial real estate loans can finance the purchase, refinance, improvement or construction of property used by a business or held for income. The right structure depends on the property, occupancy, cash flow, tenants, business or sponsor strength, requested proceeds, timing and exit plan.
Compare permanent bank and credit-union loans, portfolio financing, CMBS, eligible SBA 7(a) or 504 financing, debt-fund and bridge loans, construction financing and property-specific programs—without treating any one path as universally best.
Exploring options is not a loan application and does not guarantee eligibility, approval, rates, fees, terms, leverage, funding, closing, savings or investment results.
What providers evaluate
What a Commercial Real Estate Loan Is
A commercial real estate loan is financing secured by nonresidential property or by residential property generally treated as commercial, such as an apartment property with five or more units. It is not one standardized product. Provider definitions, credit policy and the facts of the transaction control.
Start with how the property is used. An owner-occupied property supports the borrower’s operating business. An investment property depends primarily on rent and property operations. A transitional or development project may not yet have stable income and needs a credible completion, lease-up and permanent financing plan.
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| Path | Primary repayment story | Examples | Route |
|---|---|---|---|
| Owner occupied | Primary repayment storyOperating-business cash flow plus collateral | ExamplesOffice, warehouse, practice, shop or facility used by the borrower | RouteOwner-occupied or eligible SBA comparison |
| Investment CRE | Primary repayment storyProperty NOI and tenant income | ExamplesLeased office, retail, industrial, self-storage, hospitality or mixed-use | RoutePermanent, portfolio, CMBS or property-specific |
| Transitional or development | Primary repayment storyBusiness plan, budget, carry and exit | ExamplesLease-up, renovation, repositioning or ground-up construction | RouteBridge or construction |
| 5+ unit residential | Primary repayment storyApartment-property NOI and multifamily rules | ExamplesApartment building or complex | RouteMultifamily Loans |
Which Category Should You Compare?
Assumptions: This navigator organizes questions and comparison categories only. It does not say you qualify, identify a guaranteed match, quote a rate or compute an approved amount. No contact details or property address are needed to see results, and nothing entered is stored or transmitted.
Categories to compare
- Select an option above to see which categories may be worth comparing.
This navigator organizes questions and comparison categories; it does not determine eligibility, approval, proceeds, pricing, leverage, timing or provider availability. Compare written terms with independent providers and qualified advisers.
Financing Paths
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| Financing path | Potential fit | Tradeoffs to compare |
|---|---|---|
| Bank or credit union | Potential fitStabilized, owner-occupied, relationship or local-market property | Tradeoffs to compareRecourse, deposits, covenants, term, balloon, concentration and renewal |
| Portfolio loan | Potential fitProvider retains the credit under its own policy | Tradeoffs to compareFlexible structure versus relationship, recourse, covenant and repricing risk |
| CMBS | Potential fitEligible stabilized income property | Tradeoffs to compareServicing rigidity, reserves, cash management, defeasance or yield maintenance and carve-outs |
| Life-company execution | Potential fitEligible high-quality stabilized assets and sponsors | Tradeoffs to compareSelectivity, leverage, prepayment, documentation and timeline |
| Debt fund or bridge | Potential fitTransitional, complex or time-sensitive business plan | Tradeoffs to compareHigher cost, short term, extension, carry, recourse and takeout risk |
| Construction loan | Potential fitGround-up or major redevelopment | Tradeoffs to compareDraws, completion guaranty, budget, contingency, inspections, lease-up and exit |
| SBA 7(a) or 504 | Potential fitEligible operating business acquiring or improving qualifying owner-used property | Tradeoffs to compareEligibility, occupancy and use, guaranties, fees, documentation and program rules |
| Property-specific program | Potential fitMultifamily, affordable, healthcare or other specialized asset | Tradeoffs to compareProgram, operator, regulatory, report and servicing requirements |
Transaction Types
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| Transaction | Decision focus |
|---|---|
| Purchase | Decision focusValue, equity, condition, leases, closing deadline, reports, reserves and post-close plan |
| Rate-and-term refinance | Decision focusExisting payoff and prepayment, new payment, costs, maturity, covenants and hold period |
| Cash-out refinance | Decision focusSupported value and income, proceeds, combined obligations, distributions, taxes and use of funds |
| Renovation or construction | Decision focusScope, budget, permits, draws, contingency, completion, carry, lease-up and takeout |
Property Router
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| Property | Underwriting emphasis |
|---|---|
| Office | Underwriting emphasisTenant credit, lease rollover, concessions, utilization, improvements and re-leasing cost |
| Retail | Underwriting emphasisTenant mix, anchors, sales where relevant, co-tenancy, access, parking and rollover |
| Industrial or warehouse | Underwriting emphasisClear height, loading, power, configuration, location, tenant use and environmental history |
| Mixed-use | Underwriting emphasisIncome allocation, commercial tenants, residential share, zoning, environmental and program eligibility |
| Self-storage | Underwriting emphasisUnit mix, occupancy, collections, management, competition, seasonality and security |
| Hospitality | Underwriting emphasisFlag, management, PIP, daily rate, occupancy, seasonality, reserves and operating volatility |
| Healthcare or special purpose | Underwriting emphasisLicensing, operator, reimbursement or business risk, alternative use and specialized appraisal |
| Land | Underwriting emphasisEntitlements, utilities, access, carry, development feasibility and exit; land is not stabilized CRE |
| Multifamily 5+ units | Underwriting emphasisNOI, units, occupancy, reserves and agency, HUD or commercial paths — see Multifamily Loans |
Core Underwriting
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| Lens | What a provider may evaluate |
|---|---|
| Property cash flow | What a provider may evaluateRent roll, leases, collections, concessions, vacancy, trailing statements, other income and normalized expenses |
| Debt support | What a provider may evaluateUnderwritten NOI, debt service, DSCR, debt yield, leverage, amortization, interest-only and stress cases |
| Collateral | What a provider may evaluateAs-is and prospective value, condition, marketability, title, survey, zoning, environmental, flood and insurance |
| Tenants and market | What a provider may evaluateCredit, concentration, rollover, market rent, downtime, improvement and leasing costs, supply and demand |
| Borrower or sponsor | What a provider may evaluateExperience, credit, liquidity, net worth, global obligations, entity, management and track record |
| Operating business | What a provider may evaluateHistorical and projected business cash flow, industry, management, debt and occupancy cost for owner-used property |
| Structure and exit | What a provider may evaluateRecourse, guaranties, reserves, covenants, cash management, prepayment, maturity and refinance or sale plan |
NOI: Show the Bridge, Not a Magic Number
Net operating income generally starts with property revenue accepted by the provider and subtracts recognized operating expenses before debt service. Definitions vary. Underwritten NOI can differ from seller, trailing, tax-return, appraisal, budgeted and actual cash flow.
Providers may adjust rent, vacancy, concessions, management, repairs, taxes, insurance, utilities, reserves and unsupported other income. Ask for the written income and expense assumptions behind any proceeds estimate.
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| NOI bridge | Amount | Input or support |
|---|---|---|
| Gross potential rent | Amount | Input or supportCurrent rent roll and executed leases |
| Less vacancy, concessions and bad debt | Amount | Input or supportTrailing collections and market evidence |
| Plus eligible other income | Amount | Input or supportRecurring, legal and documented sources |
| Effective gross income | Amount | Input or supportCalculated subtotal |
| Less underwritten operating expenses | Amount | Input or supportTrailing statements, contracts, taxes, insurance and market |
| Less reserve when included | Amount | Input or supportProvider methodology |
| Underwritten NOI | Amount | Input or supportProvider-specific output |
This worksheet is educational. It does not display eligibility, approval, a loan amount or an investment recommendation. Keep your figures in your own document rather than sending them through a general website form.
Metrics Must Be Defined
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| Metric | Simplified concept | Important limitations |
|---|---|---|
| DSCR | Simplified conceptUnderwritten NOI ÷ provider-defined annual debt service | Important limitationsCalculation, interest-only, amortization, balloon, capex and future resets differ |
| Debt yield | Simplified conceptUnderwritten NOI ÷ loan amount | Important limitationsIgnores rate and amortization; does not eliminate income, value or exit risk |
| LTV | Simplified conceptLoan amount ÷ provider-supported value | Important limitationsAs-is versus stabilized value, lien basis and appraisal method matter |
| LTC | Simplified conceptLoan amount ÷ eligible project cost | Important limitationsEligible costs, equity timing, overruns and final value matter |
| Break-even occupancy | Simplified conceptOccupancy needed for defined expenses and debt | Important limitationsCollections, concessions, rollover, timing and capex can be missed |
Leases and Tenants
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| Lease or tenant area | Questions to answer |
|---|---|
| Rent roll reconciliation | Questions to answerDo leases, deposits, billings and collections support the rent roll and trailing revenue? |
| Rollover | Questions to answerHow much rent expires during the loan term, extension and expected hold? |
| Tenant concentration | Questions to answerHow much income depends on one tenant, industry, guarantor, anchor or master lease? |
| Lease economics | Questions to answerBase rent, escalations, options, reimbursements, free rent, improvement allowances and commissions? |
| Occupancy quality | Questions to answerPhysical, economic and leased occupancy can differ; what is collected and sustainable? |
| Re-leasing exposure | Questions to answerDowntime, tenant improvements, commissions, capital work and market absorption? |
Sponsor, Borrower and Guarantor
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| Area | Potential review |
|---|---|
| Entity and ownership | Potential reviewOrganizational chart, beneficial ownership, authority, good standing and joint-venture rights |
| Experience | Potential reviewRelevant property, market, business plan, construction, leasing and operations |
| Credit and background | Potential reviewCredit, defaults, bankruptcies, foreclosures, litigation and explanations |
| Liquidity and net worth | Potential reviewVerified sources, restrictions, post-close liquidity, contingent liabilities and provider definitions |
| Global obligations | Potential reviewOther debt, guaranties, capital calls, maturities, property support and business obligations |
| Guaranties | Potential reviewPayment, completion, carry, environmental, fraud or bad-boy and other indemnities |
Owner-Occupied Property and SBA
For an owner-occupied property, providers may underwrite both the real estate and the operating business expected to make the payments. Review business revenue and cash flow, debt, management, industry, occupancy cost, property value, guarantors and global obligations.
"Owner occupied" does not automatically mean SBA-eligible, low down payment or approved. Program occupancy, use, size, credit, repayment, guaranty and other rules must be confirmed with an eligible lender under current program documents.
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| Path | High-level use | Confirm before comparison |
|---|---|---|
| SBA 7(a) | High-level useEligible business purposes may include acquiring or improving owner-used real estate as part of a qualifying business request | Confirm before comparisonCurrent eligibility, use of proceeds, occupancy, guaranties, fees, maturity and lender requirements |
| SBA 504 | High-level useLong-term financing for eligible major fixed assets through a CDC and senior lender structure | Confirm before comparisonOperating-business eligibility, qualifying property use, occupancy, project costs, contribution and current SBA or CDC rules |
| Passive investment CRE | High-level useProperty held primarily for rental or speculative investment | Confirm before comparisonCompare conventional CRE paths; do not imply SBA eligibility |
Program eligibility, uses, maximums and current rules are covered on SBA Loan Options. Confirm current requirements with SBA and the participating lender or CDC.
Permanent Executions
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| Permanent execution | Potential strengths | Risks and constraints |
|---|---|---|
| Bank or credit union | Potential strengthsLocal knowledge, relationship and structural flexibility | Risks and constraintsRecourse, deposits, covenants, term, balloon, renewal and concentration |
| Portfolio | Potential strengthsProvider-specific hold strategy and possible flexibility | Risks and constraintsRelationship, repricing, recourse, covenant and transfer constraints |
| CMBS | Potential strengthsPotential nonrecourse structure for eligible stabilized assets | Risks and constraintsRigid servicing, reserves, cash management, defeasance or yield maintenance and carve-outs |
| Life company | Potential strengthsLong-term capital for select stabilized assets and sponsors | Risks and constraintsSelectivity, leverage, documentation, prepayment and timing |
Transitional and Construction Paths
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| Transitional path | Potential use | Primary risks and controls |
|---|---|---|
| Bridge | Potential useAcquisition, maturity, lease-up, renovation or temporary income disruption | Primary risks and controlsShort maturity, higher cost, extension tests and fees, carry, milestones, recourse and takeout |
| Construction | Potential useGround-up or major redevelopment | Primary risks and controlsEntitlements, budget, contingency, contractor, draws, inspections, completion guaranty, lease-up and takeout |
| Mini-perm | Potential usePost-construction or stabilization period before longer-term exit | Primary risks and controlsPerformance tests, conversion conditions, rate, amortization, maturity and permanent exit |
Valuation and Third-Party Due Diligence
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| Report or review | Purpose | Questions |
|---|---|---|
| Commercial appraisal | PurposeSupports provider value using applicable income, sales and cost approaches | QuestionsAs-is or prospective? Stabilized assumptions? Cap rate? Tenant and market evidence? |
| Phase I environmental site assessment | PurposeEvaluates recognized environmental conditions and may support federal landowner-liability defenses when requirements are met | QuestionsCorrect scope, user reliance, timing, ASTM or AAI compliance and follow-up? |
| Property-condition assessment | PurposeEvaluates systems, deferred maintenance and expected capital needs | QuestionsImmediate repairs, replacement schedule, cost assumptions and reserve impact? |
| Survey | PurposeShows boundaries, improvements, easements, encroachments and access | QuestionsALTA or NSPS scope, certification, zoning items and exceptions? |
| Title review | PurposeIdentifies ownership, liens, exceptions and insured interests | QuestionsPermitted exceptions, endorsements, access, easements and required cures? |
| Zoning and use | PurposeConfirms permitted use, compliance and reconstruction issues | QuestionsLegal conforming, nonconforming, variance, parking, density and certificates? |
| Flood determination and maps | PurposeIdentifies mapped flood-zone information and insurance implications | QuestionsCurrent FEMA map, lender determination, elevation and required coverage? |
| Insurance review | PurposeEvaluates property and liability coverage required by provider and risk | QuestionsLimits, valuation, deductibles, exclusions, flood and wind, business interruption and renewals? |
Recourse, Guaranties and Indemnities
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| Concept | What to verify |
|---|---|
| Full recourse | What to verifyWho is liable, for what obligations, duration and enforcement? |
| Limited recourse | What to verifyWhich obligations, thresholds, burn-offs and continuing liabilities remain? |
| Nonrecourse | What to verifyWhich guaranties, indemnities and carve-outs create exposure despite the label? |
| Bad-boy carve-outs | What to verifyFraud, misapplication, unauthorized transfer, prohibited debt, bankruptcy-related acts and other negotiated triggers |
| Completion or carry guaranty | What to verifyBudget, completion standard, lien-free delivery, operating deficits, interest and termination |
| Environmental indemnity | What to verifyCovered parties, survival, remediation, defense costs and transfer or release conditions |
Loan Economics
A commercial loan's cost is more than the note rate. Compare index, spread, fixed or floating structure, floors, default rate, amortization, interest-only period, maturity, balloon balance, origination and brokerage charges, legal and third-party reports, reserves, insurance, servicing and exit costs.
A lower initial payment can accompany a larger balloon, more rate risk or more restrictive prepayment. Review the complete term sheet and final documents with qualified legal, tax, accounting and insurance professionals.
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| Provision | Comparison questions |
|---|---|
| Rate | Comparison questionsFixed or floating? Index, spread, floor, cap, reset, default rate and lock mechanics? |
| Term and amortization | Comparison questionsMaturity versus amortization; interest-only; balloon amount; extension conditions? |
| Fees and reports | Comparison questionsProvider, broker, legal, appraisal, environmental, engineering, title, survey, recording and taxes? |
| Prepayment | Comparison questionsOpen, step-down, minimum interest, yield maintenance, defeasance, lockout or other formula? |
| Covenants | Comparison questionsFinancial reporting, DSCR or debt yield, liquidity, net worth, occupancy, leasing, capex and transfers? |
| Cash management | Comparison questionsLockbox, springing or hard cash management, sweep triggers, waterfall and release? |
| Reserves | Comparison questionsTaxes, insurance, replacements, repairs, tenant improvements, leasing commissions and debt service? |
Offer Comparison Worksheet
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| Field | Offer A | Offer B | Offer C |
|---|---|---|---|
| Provider and execution | Offer A | Offer B | Offer C |
| Loan amount and lien position | Offer A | Offer B | Offer C |
| Fixed or floating rate; index, spread, floor, cap | Offer A | Offer B | Offer C |
| Term, amortization, interest-only, balloon | Offer A | Offer B | Offer C |
| Total cash required and reserves | Offer A | Offer B | Offer C |
| Recourse, guaranties and indemnities | Offer A | Offer B | Offer C |
| Fees, reports and legal costs | Offer A | Offer B | Offer C |
| Prepayment and exit cost | Offer A | Offer B | Offer C |
| Covenants, reporting and cash management | Offer A | Offer B | Offer C |
| Extensions and conditions | Offer A | Offer B | Offer C |
| Closing dependencies and expiration | Offer A | Offer B | Offer C |
| All-in scenario cost and assumptions | Offer A | Offer B | Offer C |
Do not rank offers by rate alone or declare a winner. Add the scenario date, hold period, assumptions, source documents and reviewer. Calculations are educational estimates, not quotes or advice.
Illustrative Scenarios
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| Illustrative scenario | Route to compare | Questions that decide the path |
|---|---|---|
| Operating company buys its facility | Route to compareBank, credit union, eligible SBA 7(a) or 504 and owner-occupied paths | Questions that decide the pathBusiness cash flow, eligible occupancy and use, property value, project cost, guaranties and timing |
| Investor buys stabilized warehouse | Route to compareBank, portfolio, life company, CMBS or other permanent capital | Questions that decide the pathLease term, tenant concentration, NOI, rollover, value, recourse and hold |
| Vacant retail repositioning | Route to compareBridge or transitional financing | Questions that decide the pathCarry, leasing budget, improvements, permits, tenant demand, milestones and permanent exit |
| Apartment property with 12 units | Route to compareDedicated multifamily comparison | Questions that decide the pathUnit economics, rent roll, NOI, occupancy, sponsor, property condition and multifamily execution |
Document Readiness
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| Category | Commonly requested material |
|---|---|
| Transaction | Commonly requested materialPurchase contract or payoff, sources and uses, use of proceeds, schedule and entity documents |
| Property | Commonly requested materialRent roll, leases, trailing statements, current budget, tax bills, insurance, photos, plans and capital history |
| Borrower or sponsor | Commonly requested materialOrganizational chart, formation and good standing, ownership, experience, real-estate schedule and contingent liabilities |
| Financial | Commonly requested materialBusiness or personal financials, tax returns when required, bank or liquidity verification and debt schedule |
| Business plan | Commonly requested materialNarrative, market support, leasing, renovation or construction scope, budget, contingency and exit |
| Due diligence | Commonly requested materialAppraisal, environmental, property condition, survey, title, zoning, flood and insurance as required |
Do not email sensitive documents to an unverified recipient. Independently confirm the provider and secure upload channel. ShopRates should collect only minimum routing information and should not accept sensitive documents through a general website form.
From Comparison to Closing
- Classify the property, use, transaction, requested proceeds, timing and exit.
- Assemble a concise package with facts, current financials, leases and business plan.
- Compare written indications using the same scenario and disclose material assumptions.
- Select a provider for full underwriting only after reviewing cost, recourse, timing and dependencies.
- Complete credit, valuation, legal, environmental, engineering, title, survey, zoning, flood and insurance work as required.
- Review commitment and loan documents; satisfy conditions; independently verify wire instructions.
- After closing, calendar reporting, covenant, reserve, insurance, tax, maturity and prepayment obligations.
Red Flags Before Proceeding
- A verbal "approval" or rate without a written scope, assumptions, expiration and conditions.
- Pressure to wire funds using changed instructions that were not verified through a known channel.
- Guaranteed closing, appraisal, extension, refinance, rent growth, tenant retention, appreciation or return.
- Unclear provider identity, licensing or regulatory status where licensing applies, or undisclosed intermediary compensation.
- A short maturity without a funded carry plan, measurable milestones and a realistic fallback exit.
- "Nonrecourse" language that ignores guaranties, indemnities, carve-outs, completion or carry exposure.
- Projections that omit vacancy, concessions, rollover, tenant improvements, commissions, repairs, taxes, insurance, reserves or capital work.
- Unexplained upfront fees, refund terms, third-party report ownership or reliance, or provider switching.
Tennessee Resources
Commercial real estate is local even when capital is national. Property law, taxes, recording, licensing, zoning, environmental conditions, flood exposure, insurance and market practice vary by state and municipality. Use qualified local professionals and official records.
ShopRates is based in Tennessee, so the resources below are useful starting points for Tennessee transactions. They do not replace county, municipal, lender, legal, environmental, title, survey, appraisal, tax or insurance review.
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| Tennessee authority | Use |
|---|---|
| Tennessee Department of Financial Institutions | UseState financial-institution information and consumer resources |
| Tennessee Secretary of State Business Services | UseEntity filings, records and business services |
| Tennessee Comptroller Property Assessment | UseProperty-assessment framework and local assessor resources |
| Tennessee Department of Environment and Conservation | UseState environmental programs, records and contacts |
| Tennessee Department of Revenue | UseState tax information; obtain transaction-specific professional advice |
| Local county and municipality | UseProperty records, zoning, permits, taxes, utilities and recording requirements |
Listing an authority is not affiliation, endorsement or a statement that ShopRates acts under its supervision. Confirm current requirements directly with the agency and with qualified local professionals.
Frequently Asked Questions
What is a commercial real estate loan?
It is financing secured by nonresidential property or property generally underwritten commercially. It may fund a purchase, refinance, improvement or construction. Terms and eligibility depend on the provider, property, borrower, transaction and market.
How is a commercial mortgage different from a residential mortgage?
Commercial underwriting commonly emphasizes property or business cash flow, leases, tenants, sponsor strength, commercial valuation, due-diligence reports, covenants, guaranties and a balloon maturity. Residential rules and disclosures may differ. The actual purpose and transaction determine which laws and requirements apply.
What properties can commercial real estate loans finance?
Examples include office, retail, industrial, warehouse, mixed-use, self-storage, hospitality, healthcare, special-purpose property, land and generally multifamily property with five or more units. Each property type has distinct underwriting and provider eligibility.
What is the difference between owner-occupied and investment commercial real estate?
Owner-occupied property is used by the borrower's operating business, so the business and property may both be underwritten. Investment CRE depends primarily on rent and property operations. Provider definitions and occupancy tests vary.
Can an SBA loan finance commercial real estate?
Eligible SBA 7(a) or 504 financing may support qualifying operating businesses and owner-used real estate through eligible lenders or Certified Development Companies. SBA rules restrict passive and speculative uses; a passive rental investment should not be assumed eligible.
What do commercial real estate lenders evaluate?
They may evaluate NOI or business cash flow, DSCR, debt yield, leverage, occupancy, leases, tenants, property condition and value, market, sponsor experience, credit, liquidity, net worth, guaranties, reserves and exit strategy.
What is NOI?
Net operating income generally means accepted property revenue minus recognized operating expenses before debt service. Definitions and adjustments vary, so underwritten NOI may differ from seller, trailing, appraisal, tax-return, budgeted or actual cash flow.
What is DSCR in a commercial property loan?
A simplified property DSCR divides underwritten NOI by provider-defined annual debt service. Providers may calculate both inputs differently and may use DSCR for underwriting, pricing, covenants or cash sweeps. There is no universal threshold.
What is debt yield?
A simplified debt yield divides underwritten NOI by loan amount. It measures income relative to the loan without using interest rate or amortization, but it does not eliminate cash-flow, value, tenant, condition or exit risk.
Are commercial real estate loans nonrecourse?
Some executions may be described as nonrecourse, but guaranties, environmental indemnities, completion or carry obligations and bad-boy carve-outs can still create liability. Many bank, owner-occupied, bridge and construction loans are recourse.
What reports may be required?
Depending on the property and provider, reports may include an appraisal, Phase I environmental site assessment, property-condition assessment, survey, title work, zoning review, flood determination and insurance review. Construction or specialized property may require more.
How long does a commercial real estate loan take to close?
There is no universal timeline. Readiness, provider process, appraisal and reports, title and survey, zoning, environmental issues, insurance, entity approvals, construction complexity and condition satisfaction all affect timing.
What costs should I compare besides the interest rate?
Compare origination and brokerage charges, legal fees, appraisal and reports, title and survey, recording and taxes, reserves, insurance, interest structure, amortization, balloon, prepayment, extensions, servicing, covenants and exit cost.
Can I cash out equity from commercial property?
Some providers allow cash-out refinancing when supported by value, cash flow, leverage, ownership and use-of-proceeds rules. Proceeds increase obligations and are not profit. Compare taxes, reserves, recourse, covenants and downside risk.
Does ShopRates make commercial real estate loans?
No. ShopRates is an independent informational and referral platform. It does not lend, broker, originate, underwrite, service or make credit decisions. Independent providers determine availability, eligibility, approval, rates, fees and terms.
Compare Commercial Property Financing Paths
Share the property type, use, transaction, requested amount range and timing. ShopRates can help organize relevant questions and may connect you with independent providers. The provider—not ShopRates—sets eligibility, approval, rates, fees and terms.
This is not a loan application or commitment. No approval, rate, term, leverage, funding, closing, savings or investment result is guaranteed.
RELATED GUIDES
Multifamily Loans
Rental Property Loans
Commercial and Specialty
Owner-Occupied CRE Loans
See My Financing Options
Editorial Policy
Portfolio Loans
DSCR Loans
Construction Loans
SBA Commercial Real Estate Loans
Privacy Policy
Real Estate Investor Loans
Bridge Loans
Mixed-Use Property Loans
Commercial Real Estate Refinance
Terms of Use
Sources
- OCC Commercial Real Estate Lending Handbook — occ.treas.gov
- FDIC Commercial Real Estate Lending — fdic.gov/credit/commercial-real-estate-lending
- FDIC Fair Lending Laws and Regulations — fdic.gov/consumer-compliance-examination-manual
- SBA 7(a) Loans — sba.gov/funding-programs/loans/7a-loans
- SBA 504 Loans — sba.gov/loans/504-loans
- EPA All Appropriate Inquiries — epa.gov/brownfields
- FEMA Flood Map Service Center — msc.fema.gov
- HUD Fair Housing Act Overview — hud.gov/helping-americans/fair-housing-act-overview
- NMLS Consumer Access — nmlsconsumeraccess.org
- Tennessee Department of Financial Institutions — tn.gov/tdfi
- Tennessee Secretary of State Business Services — sos.tn.gov/businesses
- Tennessee Comptroller Property Assessment — comptroller.tn.gov/office-functions/pa.html
- Tennessee Department of Environment and Conservation — tn.gov/environment
- Tennessee Department of Revenue — tn.gov/revenue
OCC and FDIC resources inform prudent CRE concepts; they do not create borrower entitlement or ShopRates affiliation. SBA sources describe current federal programs delivered through eligible lenders and CDCs. EPA and FEMA sources inform due diligence; qualified reports and transaction-specific professional advice control.