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Commercial Mortgage Loans in Texas

Commercial Loans of Texas specializes in Texas commercial mortgage financing — long-term, fixed-rate loans secured by income-producing commercial real estate. We also offer stated income, asset-based, and hard money private lending options starting at competitive rates for borrowers who don’t fit conventional bank underwriting.

What Is a Commercial Mortgage?

A commercial mortgage is a long-term loan — typically 15 to 30 years — secured by commercial rather than residential real estate. Unlike a bridge or construction loan, a commercial mortgage is built for the hold period: fixed or semi-fixed rates, full amortization, and predictable monthly payments for an owner-operated business or a stabilized investment property generating steady rental income.

Commercial Mortgage vs. Commercial Loan

The terms get used interchangeably, but a “commercial mortgage” specifically refers to the long-term, amortizing financing behind a property purchase or refinance — as opposed to shorter-term bridge, construction, or working-capital commercial loans, which are structured for a specific transitional purpose rather than a full ownership hold period.

Who Uses a Commercial Mortgage

Owner-operators purchasing or refinancing the building their business occupies
Real estate investors financing stabilized multifamily, retail, office, or industrial assets
Borrowers converting a short-term bridge or construction loan into permanent financing once a property is stabilized

Terms We Offer

Fixed-rate terms up to 30 years, loan-to-value ratios based on property type and cash flow, and stated-income underwriting for borrowers who prefer not to document personal tax returns. Rates and terms depend on property type, location, occupancy, and the strength of the underlying cash flow.

Get a commercial mortgage quote: 877-TX-LENDING (877-895-3634)

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Equestrian & Horse Facility Financing

Commercial real estate loans for boarding stables, riding arenas, training facilities, and equestrian centers across Texas.

A Real Commercial Asset, Underwritten Like One

Equestrian real estate is a legitimate, cash-flowing commercial property type — not just rural acreage with a barn on it. A working boarding facility generates recurring monthly board income per stall, arena rental fees, lesson and training revenue, and often ancillary income from hay/feed sales or event hosting, giving it an income profile that underwrites more like self-storage or a small multifamily property than like raw land. Texas is one of the largest horse-ownership states in the country, with a deep base of boarding demand around every major metro — commuter-distance facilities near Houston, Dallas-Fort Worth, San Antonio, and Austin routinely run full with waiting lists, and the state's large rural population supports training and breeding operations well beyond the suburban fringe.

Commercial Loans of Texas underwrites the real estate and its income stream directly — barn square footage, stall count and configuration, arena type (covered vs. outdoor, dimensions, footing), pasture acreage, and existing boarder base — rather than treating an equestrian property as unclassifiable rural land.

Boarding Stable Acquisition

Purchase financing for an existing operating boarding facility, underwritten against current stall occupancy and board rates.

Arena & Barn Construction

Ground-up or expansion financing for covered/indoor arenas, new barns, and stall additions to grow boarding capacity.

Training & Breeding Facilities

Financing for specialized training centers, breeding operations, and event/show facilities with round pens, wash racks, and viewing areas.

Ranch-to-Equestrian Conversion

Bridge and construction financing to convert raw acreage or an existing ranch into a purpose-built boarding or training operation.

What Lenders Actually Look At

Stall count and current occupancy — the core income driver, evaluated like unit occupancy on a rent roll
Arena and turnout quality — covered arena square footage, footing material, and available turnout/pasture acreage
Water rights and well capacity — irrigation and daily consumption needs for pasture and livestock, often the single biggest site-specific underwriting item in rural Texas
Zoning and agricultural exemption status — confirmed permitted use and any existing ag/wildlife valuation on the land
Access and trailer maneuverability — road frontage and site layout adequate for horse trailers and delivery vehicles

Building or Buying an Equestrian Property?

Get a same-day term sheet for your boarding stable, arena, or training facility.

Get Your Free Quote

Esports & Competitive Gaming Arena Financing

Commercial real estate loans for esports arenas, competitive gaming lounges, and LAN-event venues — a fast-growing spectator and participation category most conventional lenders still don't know how to underwrite.

A New Property Type Built Around Bandwidth and Seating, Not Kitchens

An esports arena or gaming lounge is a different build-out than a typical entertainment venue: tiered stadium seating or gaming-pod rows, redundant high-bandwidth fiber connections, heavy electrical load for hundreds of gaming PCs and consoles running simultaneously, dedicated HVAC sized for equipment heat load rather than just occupancy, and broadcast-capable lighting and audio for streamed tournaments. It's closer in some ways to a data center or a black-box theater than a restaurant or retail buildout, and generic entertainment-venue comps often miss what actually drives the property's value to an operator.

Commercial Loans of Texas finances the real estate behind competitive gaming venues — arena buildouts, gaming lounges, and hybrid café/tournament spaces — evaluated on the operator's membership or event-revenue model and the site's connectivity/electrical capacity, not treated like a generic retail or restaurant space.

Esports Arena Acquisition

Purchase or refinance of a tiered-seating competitive gaming venue built for hosted tournaments.

Gaming Lounge Build-Out

Construction/renovation financing for gaming-pod rows, high-bandwidth fiber, and dedicated electrical/HVAC upgrades.

Hybrid Café & Tournament Space

Financing for combined café/retail and competitive-gaming venues serving casual and league play.

Broadcast & Streaming Infrastructure

Build-out financing for stage lighting, audio, and camera infrastructure supporting streamed tournament events.

What Lenders Actually Look At

Electrical service capacity — hundreds of simultaneous high-draw gaming PCs need panel capacity generic retail space doesn't have
Fiber/bandwidth infrastructure — redundant, low-latency connectivity is non-negotiable for competitive and streamed play
Revenue model — membership fees, per-hour rates, tournament hosting revenue, and sponsorship all factor into underwriting
Operator track record — prior venue management or competitive-gaming industry experience
Zoning and occupancy classification — assembly-use occupancy limits and parking requirements for event nights

Financing an Esports Arena or Gaming Lounge?

Get a same-day term sheet for your competitive gaming venue.

Get Your Free Quote

Heavy Equipment & Construction Equipment Dealer Financing

Commercial real estate loans for dealerships selling, leasing, and servicing bulldozers, excavators, cranes, skid steers, and other heavy machinery across Texas.

A Different Property Than a Standard Auto Dealership

Heavy equipment dealerships carry real estate requirements that neither a conventional auto dealership nor a general industrial building fully accounts for. Reinforced concrete yards rated for tracked and wheeled loads well beyond passenger vehicle weight, service bays built around overhead cranes and in-ground lifts sized for multi-ton machines, parts warehousing for high-value inventory, and outdoor storage yards with security fencing and lighting are all standard requirements for a functioning dealership. Lenders unfamiliar with the equipment-dealer business model often underwrite the real estate as generic industrial space, missing both the specialized improvements that add real value and the site characteristics — drainage, load-bearing capacity, highway or rail access for equipment delivery — that actually drive a location's usefulness to the business.

Commercial Loans of Texas underwrites heavy equipment dealer real estate on its own terms: the yard capacity, the service bay configuration, and the dealership's actual sales and rental revenue, not a generic industrial comp that ignores what makes the property work for this specific use.

New & Used Equipment Dealers

Financing for showroom, service, and yard facilities for dealers representing manufacturers or selling used construction and earthmoving equipment.

Rental & Fleet Yards

Real estate for equipment rental operations — secured outdoor storage, wash-down pads, and maintenance shops for fleets that rotate between job sites.

Agricultural Equipment Dealers

Combine, tractor, and implement dealerships with large parts inventories and service departments built around farm-season demand cycles.

Expansion & Refinance

Cash-out refinance to fund a second location, or acquisition financing for a dealer buying an existing facility from a retiring owner.

What Lenders Actually Look At

Yard load capacity and drainage — reinforced surfacing and grading that keeps a storage yard usable in wet Texas seasons
Service bay clear heights and crane capacity — bays sized for the equipment classes actually being serviced, not a generic auto-shop layout
Site access — highway frontage or truck routes suitable for lowboy trailer deliveries of large machines
Manufacturer floor-plan and franchise agreements — dealer agreements often factor into underwriting alongside the real estate itself
Parts and inventory value — supports the overall lending case even though it's financed separately from the real estate

Financing a Heavy Equipment Dealership?

Get a same-day term sheet for your yard, service center, or dealership acquisition.

Get Your Free Quote

Hemp Cultivation & Processing Facility Financing

Commercial real estate loans for hemp greenhouses, drying barns, and CBD/CBG extraction facilities — a federally legal agricultural commodity under the 2018 Farm Bill, distinct from THC-restricted marijuana operations most banks won't touch.

Why Hemp Real Estate Is a Distinct Underwriting Category

Industrial hemp — grown for fiber, grain, or cannabinoid (CBD/CBG) extraction and capped at 0.3% THC — has been a federally legal agricultural commodity since the 2018 Farm Bill, and Texas licenses hemp production under the Texas Department of Agriculture's own program separate from the state's narrow Compassionate Use medical-marijuana framework. That legal distinction matters to a lender: hemp cultivation and processing real estate can be financed like any other specialty agricultural or light-industrial property, while THC marijuana cultivation and dispensary real estate remains federally illegal and effectively unbankable through conventional commercial channels regardless of state law elsewhere.

Commercial Loans of Texas finances the real estate side of a licensed hemp operation — greenhouse and hoop-house structures, curing and drying barns, and CO2/ethanol extraction buildings — evaluated on the property's build-out, utility capacity, and the operator's Texas hemp license standing, not treated as a generic ag or industrial comp.

Greenhouse & Hoop-House Acquisition

Purchase or refinance of climate-controlled greenhouse acreage for licensed hemp cultivation.

Extraction Facility Build-Out

Construction/renovation financing for CO2 or ethanol extraction buildings, including electrical and ventilation upgrades.

Drying & Curing Barns

Financing for post-harvest drying, curing, and storage structures with the airflow and humidity control hemp requires.

Fiber & Grain Processing

Real estate for decortication and grain-processing operations serving hemp's industrial-fiber and food markets.

What Lenders Actually Look At

Active Texas Department of Agriculture hemp license — standing and renewal history for the operator, not just the real estate
THC compliance testing history — a documented track record under the 0.3% federal threshold reduces crop-destruction risk
Utility capacity — electrical service for extraction equipment and lighting, water rights/access for irrigation
Zoning and setback compliance — many Texas counties layer additional ag-use or odor-nuisance ordinances onto hemp sites
Clear separation from THC marijuana activity — underwriting requires the operation stay within hemp's federal legal lane

Financing a Hemp Cultivation or Processing Facility?

Get a same-day term sheet for your greenhouse, extraction facility, or drying barn.

Get Your Free Quote

Manufactured Home Dealer & Retail Sales Lot Financing

Commercial real estate loans for manufactured and modular home retail sales lots — the showroom and display-model side of the business, distinct from financing the land under a mobile home park.

A Different Property Than a Park — Retail Real Estate for a Manufacturer's Dealer Network

A manufactured home dealer lot is retail real estate first: a paved and lit display yard for model homes, a sales office and design center, and often a small parts/service building for setup and warranty work — closer in structure to an auto dealership than to a mobile home park's rental-pad infrastructure. Texas is one of the largest manufactured-housing markets in the country, driven by both affordability pressure in fast-growing metros and demand from rural buyers, which keeps dealer lots busy along highway corridors near Houston, San Antonio, and DFW's outer suburbs.

Commercial Loans of Texas finances the real estate behind an independent manufactured-home dealership or a manufacturer's company-owned retail center — display lot, sales office, and service building — evaluated on the dealership's sales volume and manufacturer relationship, not treated like generic retail.

Dealer Lot Acquisition

Purchase or refinance of an existing manufactured/modular home retail sales lot and display yard.

Sales Office & Design Center Build-Out

Construction/renovation financing for the customer-facing sales and design-center building.

Service & Setup Facility

Financing for a parts, warranty-service, and home-setup coordination building on-site.

Multi-Location Dealer Expansion

Financing for a second or third retail lot as an established dealer network expands across Texas.

What Lenders Actually Look At

Manufacturer floor-plan relationship — active dealer agreements and inventory-financing lines with home manufacturers
Highway visibility and traffic count — display-lot value depends heavily on drive-by exposure
Sales volume and unit turnover — units sold per year against the lot's display capacity
Zoning for outdoor display and installation staging — a frequent friction point in retail corridors
Service/warranty operation — whether the dealer also handles setup and after-sale service on-site

Financing a Manufactured Home Dealer Lot?

Get a same-day term sheet for your dealership real estate.

Get Your Free Quote

MUD & PID Reimbursement Bridge Financing

Bridge financing for Texas developers carrying infrastructure costs ahead of Municipal Utility District and Public Improvement District bond reimbursement.

Why This Financing Gap Exists

Texas relies heavily on Municipal Utility Districts (MUDs) and Public Improvement Districts (PIDs) to fund the water, sewer, drainage, and road infrastructure that makes raw land developable — especially in the unincorporated fringe around Houston, Dallas-Fort Worth, San Antonio, and Austin where cities themselves aren't extending utilities. Under Chapter 49 (MUDs) and Chapter 372 (PIDs) of the Texas Local Government Code, a developer typically has to construct that infrastructure with its own capital first, then get reimbursed once the district issues bonds against future property tax or assessment revenue — a process that can take many months to a few years after construction is complete. That timing mismatch between "infrastructure built" and "bonds issued and reimbursement received" is exactly where developers get squeezed for working capital, particularly on multi-phase residential and mixed-use projects where the next phase can't break ground until the current phase's infrastructure spend is recovered.

Commercial Loans of Texas bridges that gap — financing against the developer's reimbursement receivable and the underlying land, so infrastructure spend doesn't have to sit as dead capital while the district works through its bond issuance timeline.

Infrastructure Cost Bridge

Short-term financing against water, sewer, drainage, and road construction costs pending MUD/PID bond reimbursement.

Multi-Phase Development Gap Financing

Capital to start the next phase of a project before prior-phase infrastructure reimbursement has been received.

Reimbursement Receivable Financing

Financing structured against a confirmed developer reimbursement agreement while bond issuance is pending.

Raw Land Pre-Development

Acquisition and carry financing for land ahead of MUD/PID petition, creation, and initial infrastructure buildout.

What Lenders Actually Look At

District status and reimbursement agreement — whether the MUD/PID is already created, and whether a developer reimbursement agreement is executed and confirmed
Bond issuance timeline — the district's TCEQ (for MUDs) approval status and realistic bond-sale schedule
Infrastructure documentation — engineering plans, construction contracts, and completed-cost certification supporting the reimbursement amount
Underlying land value and exit — appraised value of the land being developed and the absorption/sales plan for the platted lots
Developer track record — experience successfully carrying prior MUD/PID projects through to bond reimbursement

Carrying MUD or PID Infrastructure Costs?

Get a same-day term sheet for reimbursement bridge financing on your development.

Get Your Free Quote

Pawn Shop & Resale Retail Real Estate Financing

Commercial real estate loans for licensed pawn shops, resale stores, and secondhand retail — a durable, recession-resistant retail category with real security requirements most generic retail underwriting overlooks.

Retail Real Estate With Vault-Grade Security Needs

A pawn shop or resale retail storefront carries higher-value inventory on-site than most comparable retail square footage — jewelry, electronics, firearms, and other collateral — which means the building itself typically needs reinforced storage or vault space, commercial-grade security systems and monitored alarm coverage, and layout considerations for both retail display and secure back-of-house storage. Texas licenses and regulates pawnbrokers under the Texas Pawnshop Act through the Office of Consumer Credit Commissioner, and an established, licensed operator with a compliant location has a genuinely defensible, recession-resistant business — pawn lending and resale retail both tend to hold up, or even grow, during economic downturns.

Commercial Loans of Texas finances the real estate behind licensed pawn shops and resale retail operations — storefront acquisition, security/vault build-out, and multi-location expansion — evaluated on the operator's licensing standing and transaction volume, not treated like generic strip retail.

Pawn Shop Storefront Acquisition

Purchase or refinance of an existing licensed pawn shop location.

Vault & Security Build-Out

Construction/renovation financing for reinforced storage, vault space, and commercial security systems.

Resale & Secondhand Retail

Financing for consignment, resale, and secondhand goods retail storefronts.

Multi-Location Pawn Chain Expansion

Financing for an established operator adding a second or third licensed location.

What Lenders Actually Look At

Active Texas pawnbroker license — standing with the Office of Consumer Credit Commissioner
Security infrastructure — vault/safe rating, alarm monitoring, and camera coverage adequate for high-value inventory
Transaction and loan volume history — pawn-loan turnover and redemption rates supporting the operating model
Visibility and traffic count — corridor positioning drives walk-in volume for both pawn and resale traffic
Compliance history — any regulatory findings from state pawnbroker oversight

Financing a Pawn Shop or Resale Retail Location?

Get a same-day term sheet for your storefront.

Get Your Free Quote

Rental Car & Fleet Leasing Branch Financing

Commercial real estate loans for rental car branch lots and consumer/commercial fleet leasing locations — distinct from trucking terminals or auto dealer floorplan financing, and built around vehicle-storage and quick-turnaround servicing needs.

A Different Property Profile Than a Dealership or Trucking Yard

A rental car branch or fleet leasing lot needs paved, well-lit vehicle staging with fast in/out traffic flow, a quick-turnaround wash and detail bay, minor service and tire infrastructure, and often airport-proximate or high-visibility corridor positioning that drives walk-up and pre-booked volume. That's a different underwriting profile than an auto dealer's floorplan-financed showroom inventory or a trucking company's terminal — the real estate itself, not manufacturer inventory, is the collateral, and value depends heavily on location relative to airports, hotel districts, and corporate business parks.

Commercial Loans of Texas finances the real estate behind independent rental car franchisees, regional fleet leasing operators, and corporate fleet servicing yards — evaluated on traffic access, lot capacity, and proximity to demand drivers, not generic auto-related comps.

Rental Branch Lot Acquisition

Purchase or refinance of an independent rental car franchise location, airport-adjacent or corridor-sited.

Fleet Leasing Yard Build-Out

Construction/renovation financing for consumer and commercial fleet leasing storage and staging lots.

Wash, Detail & Quick-Turn Service Bay

Financing for rapid-turnaround vehicle wash, detail, and minor-service infrastructure serving a rental fleet.

Corporate Fleet Servicing Yard

Real estate for delivery, rideshare, or corporate fleet operators needing centralized staging and maintenance.

What Lenders Actually Look At

Proximity to demand drivers — airports, hotel corridors, and corporate business parks materially affect lot value
Traffic flow and lot layout — vehicle stacking capacity and in/out circulation for high daily turnover
Franchise or brand agreement standing — for branded rental locations, agreement term length matters to a lender
Wash/service infrastructure condition — water reclamation and drainage compliance for wash bays
Zoning for vehicle storage and outdoor display — a common friction point in retail-adjacent corridors

Financing a Rental Car or Fleet Leasing Location?

Get a same-day term sheet for your rental branch or fleet yard.

Get Your Free Quote

Indoor Shooting Range & Firearms Training Facility Financing

Commercial real estate loans for indoor and outdoor shooting ranges, firearms training centers, and retail gun shops across Texas.

A Specialized Build-Out, Not a Generic Retail Space

An indoor range is one of the more heavily engineered tenant improvements in commercial real estate. Ballistic-rated backstops and baffling, bullet trap systems, HVAC engineered for lead-particulate air exchange and negative pressure containment, sound attenuation to meet local noise ordinances, and range separation walls rated for the calibers being fired all add real construction cost — and real value — well beyond a standard retail or warehouse build-out. Texas's strong firearms culture and comparatively favorable regulatory environment (no state-level ban on range operations, broad concealed and open carry law supporting a large training-and-practice customer base) make range and training facility real estate a durable, cash-flowing property type here in a way it isn't in every state.

Commercial Loans of Texas understands the business model — membership and lane-rental revenue, retail firearms and ammunition sales, and CHL/LTC and defensive training courses — and underwrites the real estate accordingly instead of treating it as unclassifiable specialty space.

New Facility Acquisition

Purchase financing for an existing range/retail building, including facilities being converted from prior industrial or warehouse use.

Ground-Up Range Construction

Construction-to-permanent financing for a purpose-built range, covering the ballistic and HVAC build-out along with the shell.

Retail Gun Shop + Training Center

Combined retail, classroom, and lane real estate for FFL-licensed dealers offering CHL/LTC and defensive training courses.

Outdoor Range & Land

Acreage and improvement financing for outdoor ranges, including berms, shooting bays, and clubhouse/office structures.

What Lenders Actually Look At

Ballistic engineering documentation — backstop, baffle, and trap specs from a qualified range design firm carry real weight in underwriting
Environmental and air-quality compliance — HVAC/lead-abatement system meeting OSHA and local air-quality standards
Zoning and local ordinance history — confirmed permitted use, since range zoning fights are the most common source of delay
Membership base and lane utilization — recurring membership revenue is treated similarly to recurring rent in underwriting
FFL and any SOT licensing status — relevant to retail and training-program revenue streams

Building or Buying a Range Facility?

Get a same-day term sheet for your range, training center, or retail firearms real estate.

Get Your Free Quote

Trucking Terminal & Fleet Maintenance Yard Financing

Commercial real estate loans for trucking company terminals, freight cross-dock facilities, and fleet maintenance yards — not to be confused with roadside travel-plaza truck stops.

Owner-Operator Real Estate for a Trucking or Logistics Company

A trucking or freight company's own terminal is a different property from the fuel-and-food travel plazas along the interstate. It's the base of operations: a paved trailer and tractor storage yard, a maintenance shop with in-ground or above-ground lifts and diesel-rated bay doors, a fuel island for the company's own fleet, driver facilities, and often a small dispatch/office building. Texas's position as a national freight hub — I-35, I-45, and I-10 corridors, the Laredo and El Paso border crossings, and the DFW/Houston distribution markets — makes this a durable, high-demand property type for carriers, freight brokers, and logistics companies headquartered or operating out of the state.

Commercial Loans of Texas finances the real estate a carrier actually needs to operate — yard capacity, maintenance infrastructure, and dispatch/office space — evaluated against the company's freight volume and route structure, not generic industrial comps that miss what drives the property's value to a trucking operation.

Carrier Terminal Acquisition

Purchase or refinance of an existing terminal yard for an owner-operator fleet or regional carrier.

Fleet Maintenance Shop Build-Out

Construction or renovation financing for diesel-rated service bays, lifts, and parts storage for in-house fleet maintenance.

Cross-Dock & Freight Terminal

Financing for LTL and freight-brokerage cross-dock facilities with multiple dock doors and trailer staging yards.

Trailer & Container Storage Yards

Land and paving financing for secured trailer, chassis, and intermodal container storage near port and rail hubs.

What Lenders Actually Look At

Yard paving and trailer capacity — surface load rating and the number of tractor/trailer spaces the site actually supports
Highway access — proximity to interstate on-ramps and truck routes, since terminal value drops fast on poor access
DOT and environmental compliance — fuel island permitting, stormwater runoff controls, and used-oil/waste handling for maintenance shops
Carrier operating authority and freight volume — MC number standing and load volume support the underwriting case alongside the real estate
Zoning for truck parking and industrial use — a frequent point of friction in growing suburban corridors

Financing a Trucking Terminal or Fleet Yard?

Get a same-day term sheet for your terminal, maintenance shop, or trailer storage yard.

Get Your Free Quote

Waste Transfer Station & Recycling Facility Financing

Commercial real estate loans for waste transfer stations, material recovery facilities (MRFs), and scrap/recyclables processing sites — durable, essential-service infrastructure most banks underwrite too conservatively.

Essential-Service Real Estate With Real Barriers to Entry

A waste transfer station or material recovery facility isn't a typical industrial building — it's reinforced-slab tipping floors rated for loaded trucks and front-end loaders, truck scales, leachate and stormwater containment, baling and sorting-line infrastructure, and the TCEQ permitting that comes with any solid-waste handling operation in Texas. That permitting burden is exactly what makes existing, already-licensed facilities valuable: new supply is slow and politically difficult to site, so operators with a permitted location have real pricing power and a durable, growing volume base as Texas's population expands.

Commercial Loans of Texas finances the real estate behind waste and recycling operations — transfer stations, MRFs, scrap metal yards, and construction & demolition (C&D) debris processing sites — evaluated on permit status, tipping-floor capacity, and contracted haul volume, not treated like a generic warehouse.

Waste Transfer Station Acquisition

Purchase or refinance of a permitted transfer station with reinforced tipping floor and truck scale infrastructure.

Material Recovery Facility (MRF) Build-Out

Construction or equipment-integrated financing for sorting lines, balers, and conveyor infrastructure.

Scrap Metal & C&D Recycling Yards

Land and paving financing for scrap metal processing and construction/demolition debris recycling sites.

Compost & Organics Processing

Financing for permitted organics/yard-waste composting operations and associated pad infrastructure.

What Lenders Actually Look At

TCEQ permit status — an active, transferable solid-waste or recycling permit is often the single most valuable asset on the site
Tipping floor and scale capacity — slab load rating and daily throughput determine real operating value
Contracted haul volume — municipal or hauler contracts backing consistent inbound tonnage
Environmental containment — leachate collection, stormwater controls, and groundwater monitoring compliance
Buffer and zoning compliance — setback requirements from residential use are a frequent siting constraint

Financing a Transfer Station or Recycling Facility?

Get a same-day term sheet for your waste transfer, MRF, or recycling property.

Get Your Free Quote

Water Park & Aquatic Center Financing

Commercial real estate loans for family water parks, indoor aquatic centers, and swim/recreation complexes across Texas.

Heavy Infrastructure, Strong Seasonal Cash Flow

Water park and aquatic center real estate carries some of the heaviest mechanical and civil infrastructure of any entertainment property type — pool shells and structural waterproofing, filtration and water-treatment plant capacity, pump and slide mechanical systems, and (for indoor facilities) HVAC engineered specifically for natatorium humidity control to protect the building envelope from long-term moisture damage. That infrastructure is also what makes the asset defensible: it's expensive and slow to replicate, which limits new competitive supply in a given trade area. Texas's long, hot operating season supports strong outdoor water park attendance for five to seven months a year, while indoor aquatic centers and swim schools generate steadier year-round membership and lesson revenue that smooths out the seasonality an outdoor-only park would otherwise carry alone.

Commercial Loans of Texas underwrites the real estate against its actual revenue mix — gate admissions, season passes, food and beverage, cabana/rental income, and swim lesson or membership revenue for indoor facilities — rather than treating the property as a generic recreation building.

Outdoor Water Park Acquisition

Purchase financing for an existing seasonal water park, underwritten against trailing attendance and per-cap spending history.

Indoor Aquatic Center Construction

Ground-up or conversion financing for year-round indoor pool, swim school, and aquatic fitness facilities.

Attraction & Slide Expansion

Financing to add slide towers, wave features, lazy rivers, or splash-pad expansions to an existing park's footprint.

Municipal & Membership Club Facilities

Financing for privately operated swim clubs and membership-based aquatic centers serving a residential trade area.

What Lenders Actually Look At

Pool shell and structural condition — age and inspection history of the concrete/shotcrete shell and waterproofing membrane
Filtration and mechanical system capacity — treatment plant sizing relative to bather load and any deferred mechanical maintenance
Attendance and revenue seasonality — trailing gate/pass revenue by month, and how food, beverage, and rental income supplement admissions
Health department and safety compliance history — inspection record, lifeguard staffing model, and any prior code violations
Insurance and liability structure — aquatic facilities carry higher liability exposure, which lenders factor into coverage requirements

Building or Buying an Aquatic Facility?

Get a same-day term sheet for your water park, aquatic center, or swim facility.

Get Your Free Quote

Commercial Mortgage Markets We Serve

We are a direct lender across the country. These are markets we actively fund in — commercial mortgage, stated income, construction and bridge financing, with no upfront fees and closings in 7 to 21 days.

Texas

Southeast

Mid-Atlantic & Northeast

Midwest & West

Rates & Programs

How to Apply for a Commercial Loan

You do not need a full application package to get a real answer. We price the deal from five facts, tell you yes or no, and only then ask for documents. We are a direct lender — the person reading your file is the person who can approve it.

What we need to price your loan

Property type and address. Retail, office, industrial, multifamily, mixed-use, land or special purpose. The address tells us the market; the type tells us the leverage.
Purchase price or current value. If you are buying, the contract price. If you are refinancing, your best estimate of value — we order the appraisal, you do not need one first.
Loan amount requested. Our minimum is $100,000. There is no practical maximum for a well-secured commercial property.
How the loan gets repaid. Rent roll, business income, a sale, or a refinance into long-term debt.
Your timeline. A 45-day contract and a "sometime this year" refinance are different loans, and we structure them differently.

What happens after you apply

A real person reads the file the same business day it arrives. If the deal works, you get terms — rate, leverage, term, fees — in writing. If it does not work, you hear that immediately and you hear why, which is usually more useful than a slow maybe.

We charge no upfront fees. There is no application fee, no processing fee, and nothing to pay before you have terms in hand. Third-party costs — appraisal, title, survey — are paid to the third parties who perform them, at closing or when ordered.

Applying from outside Texas

We are a direct commercial lender in 43 states, so an application from Omaha, Minneapolis, Augusta or Boise goes through the same process as one from Dallas. Conventional, stated-income and 30-year fixed commercial programs travel. Hard money and bridge lending is currently Texas-only; if your deal is a short-term rehab or bridge outside Texas, tell us and we will say so up front rather than waste your week.

Which application should you use?

Most people should not start with a long application at all. Start with the five facts above — by form, or by phone on 877-895-3634. If you would rather work on paper, the one-page Executive Loan Summary is the shortest complete document we accept, and the full program applications are there when you are ready for underwriting.

Apply in under a minute

Five fields. A real answer, usually the same day.

Got it. We are reading your file now. If it is urgent, call 877-895-3634.

Or talk to a lender now: 877-895-3634

How to Choose the Best Commercial Lender for Your Deal

There is no single best commercial lender — there is a best lender for a specific property, timeline and borrower profile. The five types below are what you are really choosing between, and the honest answer is that four of them beat us in at least one situation.

Lender type	Wins when	Pricing	Speed	The catch
Bank or credit union	Owner-occupied property, strong tax returns, no deadline	Lowest available	45–90 days	Full documentation, global cash-flow review and a committee. One weak tax year can end the file after six weeks of work.
SBA lender (7(a) / 504)	Owner-occupied purchase with low down payment	Low, government-guaranteed	60–120 days	Occupancy rules, personal guarantees and the longest timeline of any option. Investment property does not qualify.
Agency / CMBS (conduit)	Stabilised multifamily and large commercial, $5M and up	Low, long fixed terms	60–90 days	Rigid boxes, defeasance or yield-maintenance prepay, and heavy legal cost. Below roughly $2M the fees stop making sense.
Direct private / stated-income lender	Investment property, self-employed borrowers, unusual assets	Higher than a bank, lower than hard money	7–21 days	You pay for speed and flexibility. Worth it when a deadline or a documentation gap would kill a bank loan, not otherwise.
Hard money / bridge	Rehab, repositioning, a short fuse, a broken deal	Highest	5–14 days	Short term and interest-only. This is a bridge to somewhere, so never take it without knowing the exit that repays it.

Speed figures are from application to funding on a complete file. Pricing is relative, not a quote — see our current rate sheet for real numbers.

Five questions that tell you more than any "best lender" list

Are you the lender, or are you placing my loan with someone else? Both models are legitimate, but they behave differently under pressure. A direct lender can change its own mind about a condition; a broker has to go ask. We are a direct lender — the reasoning is in why that matters on a deadline.
What have you funded that looks like my deal? Not total volume. A lender with $2B in multifamily and no retail experience is the wrong lender for a strip centre, whatever the league tables say.
What do I pay before I have terms in writing? The correct answer is nothing. We charge no upfront fees; third-party costs go to the third parties who perform the work.
Who decides, and have they seen my file? Ask for the decision maker's name. If the person you are talking to cannot tell you, your file has not been read yet.
What kills this loan? A lender who has read your file can name the two or three real risks. One who cannot is still selling, not underwriting.

Where we are the right call — and where we are not

We are the right call when the property is an investment, the borrower is self-employed or holds title in an entity, the documentation is imperfect, or the clock matters. Stated-income, 30-year fixed commercial, bridge and construction, $100,000 and up, closings in 7 to 21 days, direct since 1998 and over $500 million funded across 43 states.

We are not the right call if you occupy the building yourself, your tax returns are clean, and you have ninety days to spare. Take the bank or the SBA loan — the rate difference over a ten-year hold is real money, and we will tell you that on the phone rather than after you have paid for an appraisal.

Want to know which of the five you actually need? Describe the deal in five fields and we will tell you straight, including when the answer is someone else. Call 877-895-3634 or send the one-page summary.

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