Pennsylvania offers two major commercial real estate markets in Philadelphia and Pittsburgh, each with distinct characteristics. Philadelphia’s dense urban market and proximity to New York and D.C. make it a consistent target for multifamily, office, and retail investment. Pittsburgh’s healthcare, education, and tech transformation has created significant value-add opportunity across all asset classes. Regional markets like Allentown, Reading, and Erie offer strong cap rates for value-focused investors.
Commercial Loans of Texas is a direct lender headquartered in Magnolia, TX, serving Pennsylvania and 43 other states nationwide. We make our own credit decisions — no broker, no middleman, no surprises at closing. Our borrowers in Pennsylvania typically close in 5–15 business days.
Commercial Loan Programs Available in Pennsylvania
We offer every major commercial loan program in Pennsylvania, 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 Pennsylvania.
- DSCR Loans — Qualify on the property’s rental income, not your W-2 or tax returns. Great for investment properties and landlords across Pennsylvania.
- Stated Income Commercial Loans — No tax returns required on most programs. Built for self-employed borrowers, business owners, and investors in Pennsylvania.
- SBA 7(a) and SBA 504 Loans — Government-backed financing for owner-occupied commercial real estate and business acquisitions. Available statewide in Pennsylvania.
- Bridge Loans — Short-term capital to close quickly while permanent financing is arranged. Common in competitive Pennsylvania markets.
- Construction Loans — Ground-up construction and major renovation financing for commercial projects throughout Pennsylvania.
- Multifamily Loans — 5+ unit apartment financing with competitive rates, available in every market in Pennsylvania.
- 30-Year Fixed Commercial Loans — Long-term, fixed-rate commercial financing for stabilized investment properties.
Property Types We Finance in Pennsylvania
- 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 Pennsylvania 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 Pennsylvania |
Cities We Serve in Pennsylvania
We lend on commercial properties throughout Pennsylvania, including Philadelphia, Pittsburgh, Allentown, Erie, Reading. If the property is in Pennsylvania — 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 Pennsylvania Borrowers Choose Us Over Local Banks
Local banks in Pennsylvania 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 Pennsylvania 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 Pennsylvania
Do I need a Pennsylvania 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 Pennsylvania.
How fast can you close a commercial loan in Pennsylvania?
Most Pennsylvania 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 Loan Programs Are Most Used in Pennsylvania?
Hard money and bridge loans are popular in Philadelphia for fast closings in a competitive urban market. DSCR loans are widely used for Pennsylvania’s strong multifamily investment market. SBA loans are common for Pennsylvania’s diverse small business community across both major metros and regional markets.
What is the minimum loan amount for commercial loans in Pennsylvania?
Our minimum loan amount is $150,000 for commercial properties in Pennsylvania. 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 Pennsylvania? 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 Pennsylvania
We lend in every market in Pennsylvania. Here is an overview of our activity in the state’s major commercial real estate markets.
Commercial Loans in Philadelphia, Pennsylvania
Philadelphia is one of the largest and most liquid commercial real estate markets on the East Coast, offering exceptional diversity across multifamily, industrial, office, and retail sectors. The city’s massive university and healthcare anchors provide resilient demand fundamentals. Hard money and bridge loans are essential for competitive acquisitions in Philadelphia’s fast-moving market.
Commercial Loans in Pittsburgh, Pennsylvania
Pittsburgh has been transformed from a steel city into a tech, healthcare, and education hub, with Carnegie Mellon and the University of Pittsburgh anchoring world-class research activity. Commercial real estate demand has been strong across multifamily, office, and retail sectors. Hard money and bridge loans are popular for Pittsburgh’s active value-add market.
Commercial Loans in Allentown, Pennsylvania
Allentown anchors the Lehigh Valley, one of the Northeast’s most important logistics and distribution markets. Industrial and warehouse demand along the I-78 and I-476 corridors is exceptionally strong, with e-commerce operators driving significant absorption. Bridge and hard money loans are popular for fast industrial acquisitions in the Lehigh Valley.
Commercial Loans in Erie, Pennsylvania
Erie is Pennsylvania’s Great Lakes port city, with commercial demand anchored by manufacturing, healthcare, and the Port of Erie. Commercial properties offer strong cap rates at affordable prices. SBA and hard money loans are popular for Erie’s manufacturing and small business community.
Commercial Loans in Reading, Pennsylvania
Reading is one of Pennsylvania’s key commercial markets with consistent demand for multifamily, retail, and industrial properties. We offer all commercial loan programs in Reading with same-day responses and no upfront fees.