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Real Estate Investor Loans
Fast, flexible financing for commercial real estate investments. Asset-based lending for office, retail, and mixed-use properties.
Fast approval process
Flexible property requirements
Competitive rates for commercial deals
Loans for various commercial property types
Experience-based lending decisions
Commercial hard money loans provide essential financing solutions for investors pursuing office buildings, retail centers, industrial facilities, and mixed-use developments in Austin's thriving commercial market. Unlike traditional commercial mortgages that involve extensive documentation, lengthy approval processes, and conservative underwriting criteria, hard money commercial loans emphasize the property's value and income potential while delivering funding with the speed necessary to compete in fast-moving markets.
Austin's commercial real estate sector has experienced remarkable growth, driven by the city's emergence as a technology hub, continued population expansion, and business-friendly environment. From downtown office towers to neighborhood retail strips and industrial parks near transportation corridors, opportunities exist across property types and investment strategies. Commercial hard money loans enable investors to capitalize on these opportunities without the constraints that often delay or prevent approval through conventional channels.
The asset-based nature of commercial hard money lending means decisions focus primarily on property characteristics, location quality, income potential, and the borrower's business plan rather than personal credit scores and tax returns. This approach particularly benefits self-employed investors, LLCs and partnerships, foreign investors, and experienced operators with complex financial structures that don't fit neatly into traditional lending boxes.
Commercial hard money loans serve diverse property types and investment strategies throughout the Austin metropolitan area. Understanding the available options helps investors match financing structures to their specific commercial real estate goals.
Office Properties: Financing is available for office buildings ranging from single-tenant professional offices to multi-tenant suburban office parks. Hard money loans can facilitate acquisition of value-add opportunities with vacancy or below-market rents, properties requiring renovation to compete in the market, or stabilized buildings where quick closing provides negotiating advantages.
Retail Centers: Strip malls, neighborhood retail centers, and standalone retail buildings represent common commercial hard money loan collateral. These properties often present value-add opportunities through tenant improvement programs, lease-up campaigns, or repositioning for different retail uses. Hard money financing accommodates the transition period while these improvements generate higher income.
Industrial and Warehouse: Austin's logistics and distribution sector continues expanding, creating demand for warehouse, flex space, and light industrial properties. Hard money loans support acquisition of these properties, particularly when they require repositioning, renovation, or lease-up to reach their income potential.
Mixed-Use Developments: Properties combining commercial and residential uses, such as retail with apartments above, present unique financing challenges that hard money lenders are well-positioned to address. These properties often require specialized underwriting that considers multiple income streams and usage types.
Hospitality Properties: Hotels, motels, and extended-stay properties can qualify for commercial hard money financing based on their revenue history and market position. These specialized properties require lenders with hospitality industry expertise who understand revenue management, seasonal fluctuations, and operational factors that influence property value.
Commercial real estate financing presents unique challenges that differ significantly from residential investment lending. Understanding these challenges helps investors prepare effective loan applications and select appropriate financing partners.
Income Verification Complexity: Commercial properties often have complex lease structures, expense reimbursements, and tenant improvement obligations that require careful analysis. Lenders must evaluate lease rollover schedules, tenant credit quality, and market rent trends to assess true property income potential.
Value-Add Transition Risk: Properties undergoing repositioning, renovation, or lease-up face income uncertainty during the transition period. Lenders must be comfortable with the borrower's business plan and the market fundamentals supporting projected rent levels and occupancy rates.
Market Concentration Risk: Commercial properties are more sensitive to economic cycles and sector-specific trends than residential rentals. A retail center's performance may decline if anchor tenants close, while office buildings face headwinds from remote work trends. Lenders evaluate market dynamics carefully when underwriting commercial loans.
Our commercial hard money lending program combines real estate expertise with flexible underwriting to serve experienced commercial investors. We understand that commercial opportunities often require quick decisions and customized loan structures.
Experienced Team: Our underwriters have backgrounds in commercial real estate brokerage, property management, and development. This expertise enables us to evaluate opportunities quickly and structure loans that align with property-specific business plans rather than applying rigid templates.
Flexible Structures: Commercial properties rarely fit standard financing templates. We offer interest-only periods, construction holdbacks, earnout provisions, and other structural features that accommodate the unique aspects of each transaction. Cross-collateralization and mezzanine structures are available for larger transactions.
Speed and Certainty: We provide term sheets within 48 hours of receiving complete property information and can close within two weeks for straightforward transactions. This speed helps investors secure off-market deals, negotiate better purchase prices, and compete effectively against all-cash buyers.
Austin's commercial real estate market offers diverse opportunities across property types and submarkets. The downtown core continues attracting corporate relocations, while suburban submarkets like the Domain, Mueller Development, and East Austin corridors present value-add opportunities. Industrial properties near Austin-Bergstrom International Airport and along major highway corridors benefit from e-commerce growth and Texas's central logistics position.
Ready to explore commercial hard money loans for your next investment?
Commercial hard money loans typically offer up to 65% to 75% loan-to-value for stabilized properties with strong cash flow. For value-add opportunities or properties requiring renovation, LTV may be based on as-completed value with holdbacks for improvement work. Cross-collateralization using additional properties can increase effective leverage for qualified borrowers.
Commercial property valuation relies on income capitalization approaches rather than comparable sales methods used for residential properties. Appraisers analyze rent rolls, lease terms, expense ratios, and market cap rates to determine value. For acquisition financing, purchase price often serves as the value basis, while refinance transactions require full appraisals.
Required documentation typically includes rent rolls, operating statements for the past 12 to 24 months, lease abstracts for major tenants, property condition reports or inspections, environmental assessments, and business entity formation documents. Unlike traditional commercial loans, personal financial statements and tax returns receive less emphasis.
Yes, hard money commercial loans are specifically designed to finance transitional properties with vacancy, below-market rents, or renovation needs. These value-add opportunities often don't qualify for conventional financing but represent profitable investments when properly capitalized. The loan structure typically includes interest reserves or construction holdbacks during the stabilization period.
Commercial hard money loans typically carry interest rates ranging from 9% to 13%, depending on property type, location, leverage, and borrower experience. Terms range from 6 months to 5 years, with interest-only payments common during the initial period. Origination points typically range from 2% to 4% of the loan amount.
Financing for apartment buildings and residential income properties.
Ground-up development financing for commercial projects.
Short-term financing during stabilization or sale preparation.
Access equity from commercial properties for reinvestment.
Short-term hard money loans designed specifically for real estate investors who purchase, renovate, and resell properties for profit. Fast approvals and flexible terms to help you close deals quickly.
Short-term financing solutions that bridge the gap between the purchase of a new property and the sale of an existing one. Perfect for investors needing quick capital without waiting for traditional financing.
Long-term financing for rental property investors based on Debt Service Coverage Ratio (DSCR). Qualify based on property cash flow rather than personal income, making it ideal for self-employed investors.
Hard money construction financing for ground-up development projects and major renovations. Fast funding to keep your construction projects moving forward without delays from traditional lenders.