Delaware’s commercial real estate market is uniquely positioned — as the incorporation home of more than 65% of Fortune 500 companies, it has a dense corporate services sector in Wilmington and a thriving small business community statewide. Its no-sales-tax environment draws retail shoppers from neighboring states, making retail commercial real estate particularly attractive.
Commercial Loans of Texas is a direct lender headquartered in Magnolia, TX, serving Delaware and 43 other states nationwide. We make our own credit decisions — no broker, no middleman, no surprises at closing. Our borrowers in Delaware typically close in 5–15 business days.
Commercial Loan Programs Available in Delaware
We offer every major commercial loan program in Delaware, from fast hard money loans to long-term 30-year fixed financing. Most programs require no tax returns and no upfront fees.
- Hard Money Loans — Asset-based lending up to 70% LTV. No income docs. Close in 5–10 business days. Ideal for acquisitions, fix-and-flip, and value-add commercial properties in Delaware.
- DSCR Loans — Qualify on the property’s rental income, not your W-2 or tax returns. Great for investment properties and landlords across Delaware.
- Stated Income Commercial Loans — No tax returns required on most programs. Built for self-employed borrowers, business owners, and investors in Delaware.
- SBA 7(a) and SBA 504 Loans — Government-backed financing for owner-occupied commercial real estate and business acquisitions. Available statewide in Delaware.
- Bridge Loans — Short-term capital to close quickly while permanent financing is arranged. Common in competitive Delaware markets.
- Construction Loans — Ground-up construction and major renovation financing for commercial projects throughout Delaware.
- Multifamily Loans — 5+ unit apartment financing with competitive rates, available in every market in Delaware.
- 30-Year Fixed Commercial Loans — Long-term, fixed-rate commercial financing for stabilized investment properties.
Property Types We Finance in Delaware
- Office buildings and medical office
- Retail strip centers and single-tenant NNN properties
- Industrial, warehouse, and flex space
- Multifamily (5+ units) and mixed-use buildings
- Self-storage facilities
- Hotels, motels, and short-term rental properties
- Church and faith-based properties
- Special use and non-warrantable properties
- Land and ground-up development
Loan Terms for Delaware Borrowers
| Feature | Details |
|---|---|
| Loan Amounts | $150,000 – $5,000,000+ |
| Max LTV | Up to 70–75% depending on program |
| Loan Term | 12 months to 30 years |
| Income Docs | None required on most programs |
| Min Credit Score | 600+ (some programs lower) |
| Closing Time | 5–15 business days typical |
| Upfront Fees | None |
| States | 43 states including Delaware |
Cities We Serve in Delaware
We lend on commercial properties throughout Delaware, including Wilmington, Dover, Newark. If the property is in Delaware — urban, suburban, or rural — we can structure a loan for it. Contact us for a same-day quote regardless of location within the state.
Why Delaware Borrowers Choose Us Over Local Banks
Local banks in Delaware are often slow, require mountains of documentation, and reject borrowers who don’t fit a narrow qualification box. We work differently.
- Direct lender since 1998 — We fund our own loans. No brokers, no referral fees passed to you, no committee approval delays.
- Same-day response — Submit your deal and hear back from a decision maker within hours, not days or weeks.
- No upfront fees — We never charge application fees, processing fees, or due diligence fees before closing.
- No tax returns on most programs — We qualify based on the asset and its income, not your personal tax history.
- Fast closings — Most Delaware commercial loans close in 5–15 business days from application to funding.
- Common-sense underwriting — We look at the deal, not just the borrower’s credit file. If the property makes sense, we find a way to fund it.
Frequently Asked Questions — Commercial Loans in Delaware
Do I need a Delaware business entity to get a commercial loan?
No. You can borrow as an individual, LLC, corporation, or partnership. Most investors use an LLC for liability protection, but it is not required to qualify. We lend to all entity types in Delaware.
How fast can you close a commercial loan in Delaware?
Most Delaware commercial loans close in 5–15 business days from application to funding, depending on the program and how quickly the appraisal is completed. Hard money loans can sometimes close in as little as 5 business days. We provide a same-day term sheet so you know exactly where you stand.
What Commercial Loans Are Most Popular in Delaware?
SBA loans are very popular in Delaware among small business owners purchasing or refinancing owner-occupied commercial real estate. DSCR and hard money loans are used by investors in the Wilmington and Dover markets. Bridge loans are common for fast-moving acquisition opportunities in a competitive market.
What is the minimum loan amount for commercial loans in Delaware?
Our minimum loan amount is $150,000 for commercial properties in Delaware. There is no maximum — we have closed loans well above $5 million. For deals under $150,000, we can sometimes make exceptions depending on the property type and location.
Ready to get a commercial loan in Delaware? Apply online here or call us at 877-895-3634. Same-day response, no credit pull, no upfront fees. We have been closing commercial loans since 1998 and we know how to get difficult deals done.
Commercial Loans by City in Delaware
We lend in every market in Delaware. Here is an overview of our activity in the state’s major commercial real estate markets.
Commercial Loans in Wilmington, Delaware
Wilmington is Delaware’s corporate capital, home to major financial institutions, law firms, and Fortune 500 companies drawn by the state’s favorable corporate laws. Office and professional services real estate is the dominant commercial sector. DSCR loans and SBA financing are popular for Wilmington’s investment and small business community.
Commercial Loans in Dover, Delaware
Dover is Delaware’s state capital, with commercial demand driven by state government employment, Dover Air Force Base, and healthcare. Retail and office properties near the Legislative Mall see consistent occupancy. SBA loans are popular for small businesses serving the government and military community.
Commercial Loans in Newark, Delaware
Newark is New Jersey’s largest city and a major logistics hub, with some of the highest warehouse and industrial rents in the country due to proximity to Port Newark and Newark Liberty Airport. Mixed-use and multifamily investment in the ironbound and downtown neighborhoods has accelerated. Hard money and bridge loans dominate Newark’s fast-moving commercial market.