Get Commercial Real Estate Loans Today

Providing transparent, tailored funding solutions to drive your success.

Loan Amount$250,000 – $10,000,000+

Term5 – 30 years

LTVUp to 80%

Funding Time30 – 60 days

Min Credit Score650

Overview

Commercial real estate loans through Big Think Capital cover the purchase, refinance, or improvement of any commercial property — office buildings, retail spaces, warehouses, industrial facilities, multi-family residential, medical buildings, mixed-use, and specialty properties.

We work with both owner-occupied properties (you operate your business from the space) and investment properties (you rent the space to other tenants). Loan structure, rates, and terms are tailored to the property type, use, and your business financials.

Commercial real estate financing splits cleanly into two worlds. Owner-occupied financing — where your business will use at least 51% of the building — qualifies for SBA 504 and conventional owner-occupied programs, both of which offer dramatically better terms (often 10% down with SBA 504) than investment-property financing. Investment-property financing — where the building is leased to third parties — goes conventional, with typical down payments of 20–35% depending on property type, occupancy, and your experience.

Property type matters as much as borrower profile. Industrial and warehouse properties enjoyed a multi-year tailwind from e-commerce and reshoring; multifamily remains a deep, liquid market with the most lender options; retail and office have been more challenging since 2020 but specific submarkets and tenant profiles still finance well. Typical 5-year fixed CRE loan rates today float around the 10-year Treasury plus 200–350 bps, with longer fixed terms commanding a small premium. Rates and terms vary by lender and borrower profile.

A common archetype: a profitable manufacturer paying $18,000/month in lease rent buys their 25,000 sq ft building for $2.4M with an SBA 504. Down payment is $240,000 (10%). Monthly payment lands near $14,500 — saving cash flow immediately and building equity from day one. After 25 years, the business owns the building free and clear. That's why owner-occupants almost always buy when they can. Talk to a CRE advisor at /contact or apply with assistance.

Benefits

Owner-Occupied or Investment

Whether you're buying space for your business or for tenants, we structure financing that fits the use.

Up to 80% LTV

Get to closing with as little as 20% down on most commercial property types.

Refinance Opportunities

If your existing CRE mortgage is maturing or has a high rate, refinancing can save tens of thousands annually.

Who typically qualifies for a commercial real estate loan

Credit score of 650+ (680+ for the best pricing)
At least 2 years in business with documented operating history
Debt service coverage ratio (DSCR) of 1.20+ on the subject property
Down payment: 10% (SBA 504) to 25–35% (investment property)
Liquidity post-closing of 9–12 months of payments
Property in fundable condition — environmental clean, marketable, no major deferred maintenance
Documentation: 3 years business and personal tax returns, rent roll (if applicable), purchase contract, REO schedule

How a CRE loan closes

Pre-qualify and term sheet
Share property details, purchase price, business financials, and credit. We return a term sheet — loan amount, rate, term, fees — typically within a few days.
Full application & due diligence
Submit complete financials: tax returns, P&L, debt schedule, rent roll, REO schedule, and the purchase contract. Lender opens the file.
Third-party reports
Lender orders appraisal, Phase I environmental, and property condition report. This is usually the longest single step — typically 3–5 weeks.
Final underwriting & approval
Once reports are in, underwriting issues final approval (often with conditions). Title work and survey wrap up in parallel.
Close and fund
Sign closing documents at a title company or attorney's office. Funds disburse to the seller. Total timeline from application is typically 30–60 days.

What you can finance

Buy the building you operate in

Owner-occupied purchase via SBA 504 (10% down) or conventional. Trade variable lease rent for fixed mortgage payments and build long-term equity.

Acquire an investment property

Multifamily, retail strip, industrial flex, mixed-use — 20–35% down depending on property type, occupancy, and experience.

Refinance to lock in a fixed rate

Term out a maturing balloon or refinance a variable-rate facility to a long-term fixed-rate CRE loan when the rate environment permits.

Cash-out refinance for working capital

If your property has appreciated, a cash-out refinance can unlock equity at CRE rates rather than borrowing at higher unsecured rates.

Renovate or expand

Roll a renovation budget into the purchase or refinance — most lenders allow improvement reserves to fund a tenant build-out or expansion.

Construction-to-perm financing

For ground-up or major rehab projects, a single-close construction-to-perm loan funds the build and converts to a long-term mortgage automatically.

How CRE loans compare

vs SBA Loans

Use SBA for owner-occupied, conventional CRE for investment

SBA 504 wins almost every time for owner-occupied (51%+ occupancy) with 10% down and below-market fixed rates. Investment property goes conventional. Learn more

vs Home Equity Line of Credit

CRE for properties, HELOC for working capital

A HELOC tapping personal residence equity can fund a small CRE down payment but isn't a primary CRE acquisition tool. CRE financing is purpose-built for buildings. Learn more

vs Bridge Loans

Bridge for transition, permanent CRE for hold

Bridge loans (6–24 months, 9–12% rates) fund value-add, repositioning, or quick-close situations. Once stabilized, refinance into a long-term CRE mortgage for cheaper, longer-term capital.

Ready to apply for Commercial Real Estate?

Get matched in minutes. No hard credit pull, no obligation.

Approvals in as little as 24 hours
Funding from $10K to $10M+
No hard credit pull to apply
Dedicated funding expert assigned to you

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844-526-1261

Disclaimer: The above information is provided as a guideline. Some loan conditions may fall outside of these parameters. We recommend that you speak with one of our advisors before taking any course of action based on this information.

844-526-1261