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Commercial Real Estate Mortgage Loans in Texas

Commercial Loans of Texas is a leading provider of commercial real estate mortgage loans throughout Texas. Whether you’re buying, refinancing, or pulling cash out of commercial property, we have the programs and lender relationships to get your deal done.

Property Types We Finance

Loan Programs Available

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Call 877-895-3634 or use our pricing widget. Fast pre-approvals, competitive rates, no upfront fees.

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No upfront fees. Direct lender closing Texas commercial loans since 1998.

Service Areas: Houston | Dallas | Austin | San Antonio | Fort Worth | Near Me TX Construction Rates
Common Questions: Credit Score Required | How Long to Close | Hard Money vs DSCR | Bad Credit OK | DSCR Requirements | No Income Verification | Minimum Down Payment | Documents Required
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In-Depth FAQ

The Questions Serious Borrowers Ask

Beyond the basics — answers to the harder questions about commercial financing in Texas.

Yes. We lend to newly formed LLCs regularly. The property qualifies, not the entity. We look at the deal — purchase price, ARV, rental income, and your personal guaranty. Your LLC doesn't need tax returns, bank statements, or P&Ls. Most of our borrowers use LLCs for asset protection and we're set up to underwrite them from day one.
Not automatically. Discharged bankruptcy (2+ years ago) is workable on hard money and stated income loans because we're not underwriting to Fannie Mae guidelines. We look at: the reason for the bankruptcy, your equity in the deal, your exit strategy, and your experience. A single medical bankruptcy with a strong deal behind it is very different from a pattern of financial defaults.
Cross-collateralization is allowed on our portfolio loans — meaning equity in another property you own can serve as additional collateral instead of cash. Gift funds are case-by-case depending on the loan type. For hard money fix-and-flip, we typically require the borrower to have some skin in the game (minimum 10–15% of project cost from own funds), but creative structures are possible.
Hard money and stated income rates run 9–14% vs. 7–8% bank rates — roughly 2–5% higher. But compare the full picture:
  • Speed: We close in 5–15 days. Banks take 45–90 days. On a competitive deal, speed is worth $10,000+.
  • Access: Banks decline self-employed borrowers, LLCs with no history, and non-standard property types. We say yes where they say no.
  • Terms: 1–3 year bridge vs. 30-year bank. You're not paying 12% for 30 years — you're paying it for 6 months to bridge to a refinance or sale.
On a 6-month flip with $50K profit, paying an extra 3% annualized costs ~$6,000. The profit math still works overwhelmingly.
Most of our bridge and hard money loans have no prepayment penalty after a short lock period (typically 3–6 months). We want you to pay off fast — it frees capital for us to redeploy. For longer-term commercial loans (5+ years), there may be a step-down prepay. We'll always disclose this on your term sheet before you commit to anything.
Typical all-in closing costs on our loans:
  • Origination: 1.5–3 points (1 point = 1% of loan amount)
  • Appraisal: $400–800 for residential, $1,500–3,500 for commercial
  • Title & escrow: $800–1,500
  • Recording/doc fees: $200–400
No junk fees. No application fees to start. We give you a full fee breakdown on your term sheet.
For a preliminary term sheet we need:
  • Property address
  • Purchase price or current value
  • Loan amount requested
  • Your intended use (flip, rental hold, refinance, bridge)
That's it. No tax returns, no financial statements, no application fee. We'll respond within 24 hours with whether we can do it and at what rough terms.
Yes — we've closed in 3 business days. The variables: title search turnaround (usually 3–5 days in TX), appraisal or inspection scheduling, and how fast you return signed docs. If you have a clean title, a cooperative seller, and we've already pre-qualified you, a week is realistic. Tell us your closing deadline upfront and we'll tell you honestly if we can hit it.
Yes — vacant properties are our specialty. Banks won't touch them. We lend on the after-repair value (ARV), not the current as-is condition. A vacant building with $0 income today but $200K ARV after renovation is a deal we do every month. The key is a realistic rehab budget and a clear exit strategy (sell or refi to a permanent loan).
Mixed-use: yes, routinely. Gas stations: yes, with environmental review. Special-purpose (churches, car washes, daycares): case by case — these have limited resale markets so we underwrite more conservatively. The rule of thumb: if it generates income and has Texas real estate as collateral, talk to us. We'll give you a fast yes or no rather than making you wait 3 weeks to find out.

Have a question that's not here? Call or submit your deal — we answer in plain English, same day.

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We Finance Every Commercial Property Type in Texas

From single-tenant retail to 100-unit apartment complexes — if it generates income, we have a loan for it.

🏢
Office Buildings
Class A, B, and C office. Medical office. Co-working. Single-tenant NNN leased office.
From 7.49% | Up to 75% LTV
🏬
Retail / Strip Centers
Single tenant, multi-tenant, anchored strip centers, inline retail, pad sites.
From 7.25% | Up to 75% LTV
🏭
Industrial / Warehouse
Light industrial, flex space, distribution, cold storage, manufacturing.
From 7.25% | Up to 75% LTV
🏠
Multifamily (5+ Units)
Apartment buildings, garden-style, mid-rise. Up to 100+ units. Value-add welcome.
From 6.99% | Up to 80% LTV
🏨
Hotels & Hospitality
Flag and independent hotels, motels, extended stay, short-term rental portfolios.
From 9.99% | Up to 65% LTV
⛽
Gas Stations & Car Washes
Branded and unbranded fuel stations, automatic and hand-wash car wash facilities.
From 9.99% | Up to 60% LTV
🍕
Restaurants
QSR, sit-down, dark kitchens, food halls. NNN leased restaurant properties preferred.
From 9.49% | Up to 65% LTV
📦
Self-Storage
Climate and non-climate, drive-up, multi-story. Value-add and stabilized both considered.
From 7.49% | Up to 75% LTV
🏥
Medical Office
Dental, primary care, urgent care, specialty practices, medical condos.
From 7.25% | Up to 80% LTV
🌾
Land & Development
Raw land, entitled land, construction loans, lot acquisition, spec builds.
From 10.99% | Up to 65% LTV
🚗
Auto Dealerships
New and used car lots, service centers, auto auction facilities.
From 9.49% | Up to 65% LTV
🏗️
Mixed-Use
Retail/residential combination, live-work, urban infill mixed-use developments.
From 8.49% | Up to 70% LTV
Don't See Your Property Type? Ask Us →

Texas Commercial Loan Rates — August 2026

Direct lender rates updated weekly. No broker markups. All programs close in-house.

Loan TypeRate RangeMax LTVTermMin LoanBest For
Hard Money Bridge9.99%–12.99%70%12–24 mo$100KFix & flip, fast close, distressed
Stated Income CRE7.49%–9.99%75%5/25, 10/25$150KSelf-employed, no tax returns
DSCR / Rental6.99%–8.99%80%30yr fixed$100KBuy & hold investors, cash flow
SBA 504Prime + 1.5%–2.5%90%10–25 yr$500KOwner-occupied, low down payment
Commercial Cash-Out Refi7.25%–10.5%70%5–10 yr$200KPull equity, fund next deal
Construction / Land10.99%–13.99%65%12–18 mo$250KGround-up, lot acquisition
Portfolio / Blanket7.99%–10.49%70%5–30 yr$500K5+ properties, cross-collateral
Foreign National8.99%–12.99%65%5–10 yr$200KNo US credit, overseas investors

Rates shown are starting rates as of August 2026 and subject to change. Final rate depends on LTV, property type, credit profile, and market conditions. Texas properties only.

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