Purchase, build or refinance
Retail, office, warehouse, medical, restaurant and mixed-use property your business occupies at least 51% of. Ground-up construction with select lenders.
Own the building
you work in.
Finance the purchase, construction or refinance of owner-occupied commercial property from $100K to $5M with terms up to 25 years.1 Conventional, SBA 504 and bridge options, shopped to lenders that fit the property and your business.2 Applying does not affect your credit score.3
4.8Excellent · Based on 12,480 reviews
FundLine Capital is a commercial loan broker, not a lender. Offers are made by the lenders we work with.
How much do you need?Estimate uses a 20-year amortization. Down payment, rate type and term are set by the lender whose offer you accept.
Est. monthly payment$5,928
Illustrative terms7.25% APR · 240 mo
10%down on most owner-occupied purchases through SBA 504
Conventional commercial mortgages usually want 20% to 30% down. SBA-backed structures cut that in half for qualifying owners.
Rent becomes equity.
Payments stay predictable.
A commercial mortgage is the largest loan most owners will take. Here is how we structure the ones we place.
Fixed rates up to 25 years
Conventional loans typically fix for 5 to 10 years on a 20- or 25-year amortization. SBA 504 fixes the full term. We show both.
Lenders who know the asset
Local banks, credit unions and national commercial lenders each price property differently. Your specialist sends the file where it fits.
Conventional or SBA 504?
Less down, longer term, more paperwork. SBA 504 pairs a bank first mortgage with a fixed-rate SBA second, letting you buy with 10% down and fix the rate for 25 years. Conventional closes faster with fewer forms but needs more equity. We price both on every file.
How a commercial real estate loan comes together
Willow Creek Veterinary
$750,000 of Owner-occupied clinic · 240 monthsLoan amount
$731,540Remaining balance
View amortization
Rate7.25% fixed 10 yrs
Monthly payment$5,928
Down payment15%
ClosedMay 30
- 1
Apply with the property details
The 15-minute application plus the address, purchase price or payoff and your most recent financials. A specialist builds the full package with you.
- 2
Compare structures and rates
Your specialist shops the file and compares conventional, SBA 504 and bridge offers by down payment, rate, fixed period and closing costs.
- 3
Appraisal, underwriting, close
The lender orders the appraisal and environmental review. Typical closings run 45 to 90 days; your specialist tracks every condition.
A specialist for
the biggest loan you'll take.
Appraisals, environmental reports, title, lease-up assumptions and lender conditions: a commercial mortgage has dozens of moving pieces. Your FundLine specialist has closed them before and keeps yours on schedule.
Book a callReal people, any day of the week
What owners say about their property loans
Excellent
4.8
Based on 12,480 reviewsFundLine owner reviewsCommercial real estate loan questions, answered
Owner-occupied commercial property: retail, office, industrial, warehouse, medical and dental, restaurant, hospitality and mixed-use buildings where your business occupies at least 51% of the space. Investment property with no owner occupancy is placed with a smaller set of lenders on different terms.
Loans in our network run from $100,000 to $5,000,000. Conventional lenders typically finance 70% to 80% of the appraised value. SBA 504 structures can reach 90% for qualifying owner-occupied purchases.
Conventional commercial mortgages usually require 20% to 30% down. SBA 504 and SBA 7(a) real estate loans typically require 10%, or 15% for special-purpose properties like hotels and gas stations. Refinances are sized to the property's current appraised value.
Conventional rates in our network start around 6.75% and are commonly fixed for 5 to 10 years on a 20- or 25-year amortization. SBA 504 loans fix the rate for the full 20 or 25 years. Bridge loans run shorter and higher, typically 12 to 36 months.
Conventional loans usually close in 45 to 60 days; SBA 504 in 60 to 90 days because of the two-lender structure. The appraisal is often the longest single step. Bridge loans can close in two to three weeks when speed is essential.
Most lenders want two or more years in business, a personal credit score of 660 or higher, and cash flow that covers the new payment by at least 1.25 times. Owner-occupied property and a solid down payment carry a lot of weight.
Applying through FundLine does not affect your personal credit score. Commercial mortgage lenders run a hard inquiry during underwriting once you have selected an offer, and they tell you before they do.
Yes. Select lenders in our network fund ground-up construction and major renovations on owner-occupied property, usually as a construction loan that converts to a permanent mortgage at completion. SBA 504 can include construction and improvement costs.
Plan on 2% to 4% of the loan amount: appraisal, environmental report, title and escrow, lender origination and, on SBA loans, the guarantee and CDC fees. Your specialist provides an itemized estimate before you commit.
Yes. Common reasons are a rate reset, a balloon coming due, or pulling equity out for expansion. Lenders size the new loan to the current appraised value and your cash flow. Your specialist compares the refinance against keeping the current loan.
Want the lowest down payment?
SBA 504 and 7(a) loans finance up to 90% of an owner-occupied purchase with fixed rates for up to 25 years.
Outfitting the new space?
Equipment financing covers the machinery, kitchen or medical equipment that goes inside the building.
Before you buy the building
Short reads on preparing for a commercial mortgage.
Guide
Getting ready to borrow
The financial statements and ratios property lenders check first.
Read moreGuide
Business financing, explained
How real estate loans fit with SBA, term loans and working capital.
Read moreTool
Payment calculator
Model a 20- or 25-year amortization at any rate and compare it with rent.
Read moreStop paying someone else's mortgage.
Start building equity.
15-minute application. No impact to your credit score. A specialist builds the full package with you.
- 1¹ Loan amounts, loan-to-value ratios, rates and terms vary by lender and depend on the property type, appraised value, occupancy and your business's cash flow and credit profile.
- 2² SBA 504 and 7(a) real estate loans are made by participating lenders under U.S. Small Business Administration programs. FundLine Capital is not affiliated with the SBA.
- 3³ Submitting an application to FundLine Capital does not affect your personal credit score. Lenders run a hard credit inquiry during underwriting after you have selected an offer.
- 4⁴ Closing timelines are typical ranges and are not guaranteed. Appraisal, environmental review and title work can extend them.