Commercial Loan Programs: Capital for Every Asset and Ambition

Your guide to tailored financing solutions across the entire commercial real estate lifecycle, powered by a network of over 1800 lenders.

Your Strategic Capital Partner in Commercial Real Estate

Navigating the world of commercial real estate finance presents a distinct set of challenges. Unlike the standardized processes of residential lending, commercial transactions are multifaceted, where success hinges on sophisticated structuring, speed of execution, and direct access to the right capital sources. The conventional playbook followed by many traditional banks, with its rigid formulas and narrow risk appetite, often fails to accommodate the unique opportunities found in value-add projects, time-sensitive acquisitions, or large-scale developments.^[1] This complexity can leave even seasoned investors feeling underserved, facing a fragmented landscape of lenders with opaque requirements and limited options.

This is where Clear House Lending emerges as your definitive strategic partner. We replace complexity with clarity and uncertainty with execution. Our core differentiator is not just a service, but a powerful strategic asset: a vast, curated network of over 1800 lenders. This network represents the full spectrum of the capital markets, from institutional banks, credit unions, and government-backed programs to specialized debt funds, private money consortiums, and hard money lenders.^[1] This breadth is your advantage. It creates a competitive marketplace for your loan, ensuring you receive not just a single offer, but the optimal solution crafted from a world of possibilities.

Our expertise lies in navigating this extensive network with precision. We understand that the right financing is more than just a loan; it's a tool that must perfectly align with your asset type, business plan, and timeline. By leveraging our deep lender relationships and underwriting acumen, we structure financing that empowers your vision, mitigates risk, and maximizes your return on investment. We transform the daunting task of securing capital into a streamlined process, giving you a decisive edge in a competitive market.

Explore our comprehensive suite of loan programs below to see how we can fund your next venture, or connect with a capital advisor today to begin crafting your tailored financing strategy.

A Comprehensive Suite of Commercial Financing Solutions

Clear House Lending provides a full continuum of capital solutions designed to meet the demands of any commercial real estate project, at any stage. Whether you are acquiring a new asset, optimizing an existing one, or bridging a temporary capital gap, our network has a specialized program built for your objective.

Commercial Acquisition Loans: Financing the Foundation of Your Portfolio

A commercial acquisition loan is funding designed specifically for the purchase of an existing commercial property, business, or franchise.^[4] This financing is the catalyst for growth, enabling entrepreneurs and investors to expand their operational footprint, gain significant market share by purchasing a competitor, or diversify their portfolio by acquiring a strategic asset.^[3] These loans are essential for those who recognize the value of purchasing an established business with existing infrastructure and cash flow but require external capital to execute the transaction.^[6]

This financing is ideal for ambitious investors and business owners looking to accelerate their growth trajectory. By leveraging an acquisition loan, you can seize opportunities without depleting essential working capital or personal savings, preserving liquidity for future operational needs and investments.^[5] The primary benefit is gaining access to the immediate revenue and predictable cash flow of an established asset, which in turn helps service the new debt and provides a stable foundation for future expansion.^[3] For many, acquiring commercial real estate is a cornerstone strategy for building long-term, generational wealth through tangible asset ownership.^[8] Clear House Lending connects you with lenders who understand the nuances of acquisition financing, from valuing the target business to structuring a loan that supports both the purchase and your long-term vision.^[6]

Commercial Refinancing: Optimizing Your Existing Assets for Peak Performance

Commercial refinancing is the strategic process of replacing an existing commercial mortgage with a new one, typically to secure more favorable terms, lower interest rates, or improve cash flow.^[9] This is a powerful tool for property owners looking to enhance the financial performance of their current assets and strengthen their overall investment strategy.^[10] The decision to refinance is often prompted by positive changes in your financial position or in the broader market.

This solution is perfectly suited for property owners who have seen their business's creditworthiness improve, allowing them to qualify for better rates than their original loan.^[9] It is also ideal for those looking to capitalize on a lower interest rate environment to reduce monthly debt service or to take advantage of a significant increase in their property's value.^[9] By refinancing, you can unlock trapped equity, providing a vital source of capital for property renovations, business expansion, or acquiring new assets.^[10] Key benefits include substantially improving your property's cash flow through lower payments, which enhances financial stability and flexibility.^[9] Furthermore, refinancing can be used to consolidate multiple high-interest debts into a single, more manageable loan, streamlining your obligations and potentially reducing your overall interest costs.^[9]

Permanent Financing: Long-Term Stability for Cash-Flowing Properties

Permanent financing is a long-term first mortgage secured by a stabilized commercial property.^[2] These loans are the bedrock of a long-term hold strategy, providing predictable, fixed-rate financing for assets that have achieved consistent income generation.^[11] A property is considered "stabilized" once construction or major renovations are complete and it has reached a target occupancy level, ensuring its net operating income can comfortably support debt service payments.^[11] Consequently, permanent loans are the logical exit for short-term financing instruments like construction or bridge loans.^[11]

This type of financing is designed for buy-and-hold investors who own or are acquiring income-producing assets such as multifamily apartment complexes, leased office buildings, retail centers, or industrial warehouses.^[12] The primary advantage of permanent financing is the stability it provides. With terms typically ranging from five to 30 years, these loans lock in a fixed interest rate, protecting your investment from market volatility and interest rate fluctuations.^[2] They often feature long amortization schedules, such as 25 or 30 years, which minimizes monthly payments and maximizes the property's cash flow.^[2] This reliable and efficient capital structure is essential for building a resilient, high-performing real estate portfolio.

Bridge Loans & Interim Debt: The Speed and Flexibility to Seize Opportunity

A commercial bridge loan is a short-term financing tool, with terms typically ranging from six months to three years, designed to "bridge the gap" between an immediate capital need and a long-term financing solution.^[14] What distinguishes bridge debt is its unparalleled speed of execution; while permanent financing can take months to close, a bridge loan can be funded in a matter of weeks, or even days.^[14] This velocity is critical in a market where opportunities are fleeting.

Bridge loans are indispensable for investors pursuing time-sensitive strategies. This includes acquiring a property quickly at auction or from a motivated seller, funding significant renovations for a value-add project, or stabilizing a property with high vacancy that does not yet qualify for conventional permanent debt.^[17] The key benefits are rooted in speed and flexibility. The rapid funding timeline allows you to compete effectively on deals that require a fast close.^[14] Underwriting often focuses more on the property's future potential—its loan-to-cost (LTC) or after-repair value (ARV)—than on its historical performance.^[15] Furthermore, most bridge loans are structured with interest-only payments, which keeps debt service low and preserves capital for renovations and leasing efforts during the crucial transition period.^[14]

CMBS (Conduit) Loans: Accessing Wall Street Capital for Large-Scale Assets

Commercial Mortgage-Backed Securities (CMBS) loans, also known as conduit loans, are a distinct form of financing where a loan on a commercial property is pooled with other similar loans and securitized into bonds that are sold to investors on the secondary market.^[19] This structure allows borrowers to tap into the vast liquidity of the capital markets, providing access to a scale of funding that often exceeds the capacity of a single bank or traditional lender.^[19]

CMBS financing is engineered for investors who own large, stabilized, income-producing properties and are seeking high leverage and non-recourse debt.^[20] Loan sizes are typically substantial, often starting in the range of $2 million to $15 million and extending far higher.^[19] The primary benefits of CMBS loans are highly attractive to sophisticated investors. First, they are typically non-recourse, meaning the lender's only claim in the event of default is the property itself, protecting the borrower's other personal and business assets.^[19] Second, they offer competitive fixed interest rates and interest-only periods that can significantly enhance a property's cash flow.^[20] Finally, CMBS loans are generally assumable, which can provide a significant advantage when selling the property to a new buyer, as they can potentially take over an existing loan with favorable terms.^[21]

SBA Loans (7a & 504): Government-Backed Financing for Your Business's Home

SBA loans are a category of financing guaranteed by the U.S. Small Business Administration, designed to make property ownership more accessible and affordable for the nation's entrepreneurs.^[23] While there are several programs, the two most relevant for commercial real estate are the 504 and 7(a) loan programs. The SBA 504 program is specifically structured to provide long-term, fixed-rate financing for the acquisition or improvement of major fixed assets, such as owner-occupied buildings.^[23] The SBA 7(a) program is the SBA's primary and most versatile loan program, which can also be used for real estate purchases as well as working capital and other business purposes.^[24]

These government-backed loans are tailor-made for business owners who wish to purchase, construct, or substantially renovate the commercial property from which their own business operates. The benefits are significant and directly address the challenges small businesses face when seeking conventional financing. SBA loans often require a lower down payment—sometimes as low as 10%—compared to the 20-30% typically required for conventional commercial loans.^[3] They also offer long repayment terms, up to 25 years for real estate, which helps keep monthly payments manageable. By providing access to capital on favorable, competitive terms, the SBA 504 and 7(a) programs empower small businesses to stop leasing and start building equity, turning a major expense into a valuable long-term asset.

The Clear House Lending Advantage: Why Partner With Us?

In a market saturated with lenders and brokers, choosing the right capital advisor is the most critical decision you will make. The difference between a successful transaction and a failed one often comes down to the expertise, access, and dedication of your financing partner. At Clear House Lending, we provide more than just loan options; we deliver a decisive competitive edge.

Unmatched Lender Access & Optionality

Our network of over 1800 lenders is the cornerstone of our value proposition. This is not simply a large number; it represents access to the entire capital spectrum.^[3] When a conventional bank, limited by its internal credit policies, says no to a value-add project, we have a deep roster of debt funds and private lenders who specialize in that exact type of transitional asset. When you need the scale and non-recourse terms that only the securitization market can offer, we have direct conduits to CMBS originators. This breadth creates a powerful dynamic: we bring the market to you, fostering a competitive environment where lenders compete for your business. The result is superior leverage, more flexible terms, and better interest rates than you could achieve by approaching a single lender on your own.^[9]

Expertise Across the Capital Stack

A list of lenders is useless without the strategic wisdom to navigate it. The team at Clear House Lending is comprised of seasoned capital advisors who understand the full lifecycle of a commercial real estate asset. We recognize the distinct moments when fast, flexible bridge debt is the perfect tool to acquire and reposition a property, and we know precisely how to structure the exit into stable, long-term permanent financing once your business plan is achieved. We are not product-pushers; we are strategic architects of your capital stack. We analyze your project's unique characteristics—its risk profile, cash flow projections, and long-term goals—and match it to the lender with the exact appetite for that opportunity. This tailored approach ensures your financing is not just secured, but optimized.

Certainty of Execution

In commercial real estate, time and certainty are paramount. A financing contingency can kill a promising deal. Our greatest value lies in our rigorous, proactive process that delivers certainty of execution. We begin by thoroughly underwriting your project upfront, identifying potential hurdles and structuring solutions before we ever approach a lender. We anticipate lender requirements, from financial documentation to due diligence checklists, ensuring your submission package is complete and compelling.^[3] We then manage the entire process, from application and underwriting to appraisal and closing, serving as your advocate every step of the way.^[6] This meticulous management minimizes surprises, prevents costly delays, and dramatically increases the probability of a successful and timely funding.

A Single Point of Contact for a World of Capital

Your time is your most valuable asset. Instead of spending countless hours identifying, contacting, and negotiating with dozens of individual lenders, you have one dedicated partner at Clear House Lending. We serve as your single point of contact, simplifying the immense complexity of the capital markets and translating it into clear, actionable options.^[25] We handle the lender-side communication, the paperwork, and the follow-up, freeing you to focus on what you do best: finding great deals and managing your portfolio.

Ready to leverage our network for your next project? Fill out our quick contact form, and an expert will be in touch to craft your capital solution.

Considerations and Nuances in Commercial Financing

Commercial real estate financing is a sophisticated discipline with unique structures and considerations that differ significantly from other types of lending. A transparent understanding of these nuances is essential for making informed decisions that align with your investment strategy. As your advisor, our role is to help you navigate these complexities, ensuring the loan structure you choose is a true strategic fit.

Prepayment Penalties: Yield Maintenance and Defeasance

Many long-term, fixed-rate commercial loans, particularly CMBS loans, come with significant prepayment restrictions.^[26] This is because the investors who buy the bonds backed by these loans are guaranteed a specific yield for a set period. To protect that yield, lenders implement penalties for early repayment. The two most common forms are yield maintenance, where the borrower pays a penalty calculated to give the lender the same yield as if all payments were made as scheduled, and defeasance, a more complex process where the borrower replaces the collateral (the property) with a portfolio of government securities that replicates the loan's cash flows.^[19] While these structures can be restrictive, they are the necessary trade-off for securing highly competitive, long-term, fixed-rate, non-recourse debt.

Recourse vs. Non-Recourse Debt

The concept of recourse is a critical component of any commercial loan. A recourse loan holds the borrower and any guarantors personally liable for the full amount of the debt, even if the sale of the foreclosed property does not cover the outstanding balance. Conversely, a non-recourse loan limits the lender's collateral to the property itself; the borrower's other assets are protected.^[19] While non-recourse debt is highly sought after and is a hallmark of CMBS and some bridge loan programs, most conventional bank loans include some form of recourse, which may be full or limited to "bad boy" carve-outs that are triggered by fraudulent acts.^[13] Our extensive lender network gives you access to a wide range of both recourse and non-recourse options, allowing us to source the structure that best matches your risk tolerance.

The Importance of the Exit Strategy

For any short-term financing, such as a bridge loan, the lender's primary focus during underwriting is the credibility of your exit strategy.^[18] Before funding a loan to acquire and renovate a property, a lender needs to see a clear and viable plan for how that loan will be repaid within its 12- to 36-month term. This plan typically involves one of two paths: refinancing into a long-term permanent loan once the property is stabilized and cash-flowing, or selling the improved asset for a profit.^[27] A well-articulated, data-supported exit strategy is not just a formality; it is the key to securing approval for the interim financing needed to execute your business plan.

Navigating these tradeoffs and technical details is precisely why partnering with an expert brokerage is so crucial. Our role is to illuminate the fine print, help you weigh the pros and cons of each structure, and craft a loan that not only provides the necessary capital but also aligns perfectly with your long-term business plan.

Secure Your Next Commercial Real Estate Venture

From rapid, flexible bridge financing for your next value-add project to stable, long-term permanent debt for your core portfolio, Clear House Lending provides access to a world of capital through a single, expert point of contact. Our 1800+ lender network is your strategic advantage, ensuring you secure the right capital on the best possible terms to fuel your ambitions. In the complex and competitive arena of commercial real estate, the right financing partner is not just a vendor—it is the key to unlocking potential and achieving your goals.

Stop navigating the fragmented lending landscape alone. Partner with a team that brings the market to you.

Take the next step. Fill out our quick contact form today, and let Clear House Lending connect you with the right solution to achieve your investment goals.