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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)
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.
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, $200,000 and up, closings in 7 to 21 days, direct since 1998
and lending 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.