COMMERCIAL REAL ESTATE FINANCINGCommercial Real Estate Loans: Short-Term and Long-Term Programs

Commercial Real Estate Loans: Short-Term and Long-Term Programs

Commercial financing from $150,000 to $200,000,000 and beyond. Short-term bridge and hard money programs for acquisitions, repositioning, and transitional deals. Long-term permanent financing through agency, CMBS, life company, and SBA channels for stabilized income-producing assets.

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$150K to $200M+
Loan Amount
Short and Long-Term
Program Options
12 to 36 Months
Bridge Terms
All Types
Property Classes
Overview

Commercial Real Estate Financing for Investors and Operators

Commercial real estate financing operates across two distinct timeframes: short-term capital for acquisitions and transitional deals, and long-term permanent financing for stabilized income-producing properties. Surge Financial advises clients across both, helping identify the right program structure for the asset, the timeline, and the investment objective.

Short-term commercial programs including bridge loans and commercial hard money close quickly and are underwritten on the asset value and the borrower's business plan. They are designed to be refinanced or sold out of within 6 to 36 months. Long-term permanent programs are underwritten on the property's stabilized net operating income, its DSCR, and the borrower's credit profile. They offer significantly lower rates and longer amortization periods but require the property to be stabilized and generating consistent income. They are the exit from a bridge or construction loan, or the permanent hold structure for a cash-flowing commercial asset.

At a Glance
Loan Amount$150K to $200M+
Bridge LTV60% to 80% depending on asset type and stabilization
Bridge Terms6 to 36 months, interest-only
Bridge Close Speed7 to 21 business days
Long-Term ProgramsAgency, CMBS, life company, SBA 504, bank portfolio
Asset TypesAll commercial property classes
Commercial property for lease
Process

How It Works

01
Step 1

Submit Your Deal or Property

Share the property type, current income and occupancy if applicable, loan purpose, and your timeline. Whether you need to close a bridge loan in 10 days or are planning a permanent refinance 6 months from now, we start by understanding the deal and the goal.

02
Step 2

We Identify the Right Program

Your advisor evaluates whether a short-term or long-term structure fits your situation and identifies the specific programs available. For short-term deals a term sheet is issued within 24 to 48 hours. For long-term permanent financing we assess the property's income, DSCR, and LTV against the available programs.

03
Step 3

Close and Execute

Short-term programs close in 7 to 21 business days. Long-term permanent programs take 30 to 90 days depending on the channel and complexity of the transaction.

Considerations

Pros and Cons

Pros
Full spectrum coverage from short-term bridge through long-term permanent financing
All commercial property types covered including hospitality, medical, industrial, and NNN
Agency programs available for multifamily with competitive fixed rates and non-recourse options
CMBS available for larger retail, office, and hospitality deals with fixed long-term rates
SBA 504 available for owner-occupied commercial real estate up to 90% LTV
Short-term programs close in 7 to 21 business days for time-sensitive acquisitions
No personal income verification required on short-term asset-based programs
Cons
Long-term permanent financing requires stabilized income and minimum DSCR of 1.10 to 1.20
CMBS loans include lockout periods and defeasance or yield maintenance prepayment structures
Life company programs require institutional-quality assets and conservative LTV below 65%
Short-term commercial programs carry higher rates than permanent financing
Commercial underwriting typically requires more documentation than residential programs
Eligibility

Do You Qualify?

Short-term bridge programs are underwritten primarily on the asset value and the borrower's business plan. No stabilization required. Long-term permanent programs require stabilized occupancy and a minimum DSCR of 1.10 to 1.20 depending on the channel.

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620+
Min Credit Score
Commercial Property
As Collateral
1.10–1.20+
DSCR for Permanent Programs
Commercial strip mall exterior
FAQ

Common Questions

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Free Commercial RE Underwriting Overview

How commercial financing is evaluated: NOI, DSCR, cap rates, bridge vs permanent structure, and program selection.

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Have a Commercial Real Estate Deal to Discuss?

Whether you need to close a bridge loan in 10 days or place permanent financing on a stabilized asset, share the property details and your goals. Your advisor will identify the right program and tell you exactly what the deal needs to qualify.

Submit Your Commercial Deal →No upfront fees. No commitment. All commercial property types. Nationwide.