Fort Worth has become one of the most important industrial markets in the United States, driven by the massive AllianceTexas development, BNSF Railway intermodal operations, and a strategic position along the I-35W corridor connecting Mexico to the Midwest. With 7.7 million square feet of industrial space under construction in North Fort Worth alone (the largest pipeline in the nation) and 22.3 million square feet of absorption across the DFW metro in 2025, the financing landscape for industrial properties here is both active and competitive.
This guide breaks down everything you need to know about securing industrial loans in Fort Worth, from current rates and loan programs to submarket insights that lenders evaluate when underwriting deals.
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Why Is Fort Worth One of the Strongest Industrial Markets in the Country?
Fort Worth's industrial market has grown from a regional logistics node into a nationally significant hub for distribution, warehousing, and advanced manufacturing.
The broader DFW metro recorded 22.3 million square feet of positive industrial net absorption in 2025, the highest in the country. Fort Worth's share of this activity is substantial, anchored by AllianceTexas and the I-35W logistics corridor. Industrial vacancy sits at approximately 9.1%, slightly above historical averages but reflective of a market actively absorbing a record construction pipeline.
Industrial asking rents in DFW hit an all-time high of $10.01 per square foot in Q4 2025, up 4.8% year-over-year. Fort Worth warehouse rents range from $6.79 to $10.50 per square foot depending on location and building quality, with Class A product in the Alliance submarket commanding $12 to $15 per square foot on triple-net leases.
DFW industrial property sales exceeded $7 billion through 2025, with cap rates averaging 6.2% to 6.4% across property classes. Fort Worth's institutional-quality assets in the Alliance corridor trade at cap rates as low as 4.8% to 5.2%, reflecting strong investor confidence. For lenders, these fundamentals translate to lower risk and make industrial loans Fort Worth among the most attractive deals in commercial real estate.
What Makes AllianceTexas a Game-Changer for Industrial Financing?
AllianceTexas is the single most important factor in Fort Worth's industrial dominance. Developed by Hillwood (a Perot Company) since 1989, this 27,000-acre master-planned development has become the gold standard for inland logistics infrastructure.
AllianceTexas now encompasses 58 million square feet of industrial, office, and retail space. More than 574 companies operate within the development, generating over 61,600 jobs. In 2024 alone, it produced $10.2 billion in economic impact and contributed $4.2 billion in property taxes. The cumulative economic impact since inception has reached $130 billion.
The logistics infrastructure sets it apart. Perot Field Fort Worth Alliance Airport serves as Amazon's regional air hub. The BNSF Railway intermodal facility provides direct rail connectivity for manufacturers and distributors. The recently announced Alliance Logistics District, a 1,400-acre purpose-built zone with direct BNSF rail access, represents the next phase of growth. Hillwood is investing $20 million in a private heavy-haul bridge over FM-156 linking 15 million square feet of distribution space to the BNSF intermodal facility.
Hillwood broke ground on Alliance Westport 15 (798,494 square feet) and Alliance Gateway 34 (310,036 square feet) in late 2025, while Alliance Westport 24 (1.1 million square feet) nears completion. For borrowers, the institutional quality translates directly to financing advantages, as national lenders actively pursue deals in this submarket.
What Types of Industrial Properties Can You Finance in Fort Worth?
Fort Worth's industrial market spans diverse property types, each with distinct financing considerations.
Warehouse and distribution centers dominate the landscape, ranging from 100,000 to over 1 million square feet with 32- to 40-foot clear heights, dock-high loading doors, and extensive trailer parking. Properties in the Alliance corridor attract national tenants including Amazon, FedEx, and UPS. Lenders view stabilized warehouse assets favorably due to predictable cash flows.
Manufacturing facilities serve Fort Worth's growing aerospace, defense, and automotive sectors. These properties feature heavy power capacity (often 2,000+ amps), reinforced flooring, and overhead crane systems. Lenders apply additional scrutiny due to single-use improvements and environmental considerations.
Flex and light industrial buildings combine office, showroom, and warehouse space, ranging from 5,000 to 50,000 square feet. The Meacham Airport area and East Fort Worth maintain strong flex occupancy due to limited new supply.
Cold storage facilities have expanded as grocery distribution operations seek proximity to DFW's 8-million-person consumer base. These specialized assets command premium rents but require significant capital expenditure.
Intermodal and rail-served properties hold particular value thanks to BNSF Railway's presence. Properties with direct rail spur access command rent premiums and attract logistics tenants needing multimodal transportation.
What Are Current Fort Worth Industrial Loan Rates and Terms?
Industrial loan rates in Fort Worth vary based on loan program, property quality, tenant strength, and borrower experience. As of early 2026, several competitive structures are available.
Conventional commercial mortgages from banks and credit unions offer rates starting in the mid-5% range for stabilized properties with strong tenancy. These loans typically provide 65% to 75% loan-to-value (LTV) with 20- to 25-year amortization and 5- to 10-year terms. Borrowers with existing banking relationships in the DFW market often negotiate the most favorable pricing.
CMBS (conduit) loans offer non-recourse financing starting around 6.0% to 6.5% for qualifying industrial assets. These loans provide higher leverage (up to 75% LTV) and longer fixed-rate periods, making them attractive for investors who prioritize cash flow certainty. CMBS lenders typically require minimum loan amounts of $2 million to $5 million, which aligns well with Fort Worth's larger warehouse properties.
SBA 504 loans remain a powerful tool for owner-occupants of industrial properties. The program provides up to 90% financing with below-market fixed rates on the CDC portion (currently in the 5.5% to 6.0% range). For a Fort Worth manufacturer or distributor purchasing their own facility, SBA 504 loans deliver the lowest down payment requirement available.
Bridge loans serve borrowers needing fast closings or funding lease-up and value-add renovations, with rates from 8% to 12% and 12- to 36-month terms.
DSCR-based loans focus on property cash flow rather than borrower income. Learn more about DSCR financing and use our commercial mortgage calculator to model scenarios.
How Do Lenders Evaluate Fort Worth Industrial Submarkets?
Lenders analyze submarket fundamentals including vacancy, tenant depth, rental trends, and infrastructure access when sizing industrial loans Fort Worth borrowers request.
The Alliance/North Fort Worth submarket is the crown jewel, holding the nation's largest industrial construction pipeline with 7.7 million square feet underway across 20 projects. Alliance Airport, the BNSF intermodal yard, and I-35W access create a logistics trifecta. Stabilized properties here attract the most competitive financing terms.
The I-35W Corridor running south from Alliance serves as the spine of Fort Worth's industrial infrastructure, with north-south highway connectivity linking the Mexican border to the Midwest. Lenders appreciate the transportation redundancy.
The Meacham Airport area offers older industrial properties and redevelopment opportunities. Proximity to downtown and Meacham International Airport appeals to flex and light industrial users, creating value-add financing opportunities.
East Fort Worth and the I-30 Corridor feature manufacturing, distribution, and flex properties at rents below the Alliance premium. Lenders view this area favorably for conventional and SBA financing.
South Fort Worth along the Chisholm Trail Parkway corridor is an emerging submarket with lower per-square-foot costs, attracting cost-sensitive tenants and value-oriented investors.
What Does the Fort Worth Industrial Construction Pipeline Look Like?
As of Q4 2025, North Fort Worth held the largest industrial construction pipeline in the United States with 7.7 million square feet underway across 20 projects. Across the broader DFW metro, approximately 24.1 million square feet was under construction across 96 properties, representing 2.4% of existing inventory (above the 1.7% national average).
Major projects include Hillwood's Alliance Westport 24 (1.1 million square feet), Alliance Westport 15 (798,494 square feet), Alliance Gateway 34 (310,036 square feet), and the Wistron AI Supercomputer Sites project ($761 million investment).
The market is absorbing supply effectively. DFW recorded 22.3 million square feet of absorption in 2025. Q4 2025 marked the first quarter where annual demand exceeded deliveries since 2021, pushing vacancy down 60 basis points year-over-year. This gives lenders confidence, translating to more favorable loan terms.
Construction loan borrowers should expect pre-leasing requirements of 30% to 50% for speculative projects. Build-to-suit developments with signed leases receive the most favorable terms.
What Key Metrics Do Lenders Analyze for Fort Worth Industrial Loans?
Debt Service Coverage Ratio (DSCR) measures whether the property's net operating income can comfortably cover annual mortgage payments. Most conventional lenders require a minimum 1.25x DSCR for industrial properties, meaning the property generates $1.25 in NOI for every $1.00 in debt service. CMBS lenders may accept 1.20x for strong Fort Worth locations like Alliance. Use our commercial mortgage calculator to estimate your coverage ratio.
Loan-to-Value (LTV) compares the loan amount to the appraised property value. Industrial loans in Fort Worth typically max at 65% to 75% LTV for conventional programs and up to 90% for SBA 504 (owner-occupied). Bridge lenders may go to 75% to 80% of as-is value. When DSCR falls below 1.20x or assets carry visible risk, expect LTV caps in the 55% to 65% range.
Cap rates in the Fort Worth industrial market averaged 6.2% to 6.4% in 2025, with Class A properties in the Alliance corridor trading as low as 4.8% to 5.2%. Lenders use cap rates to validate appraised values and assess going-in yields relative to debt costs. Compression in cap rates over recent years has increased property values, supporting higher loan amounts.
Tenant creditworthiness plays a major role in loan structuring. Properties leased to investment-grade tenants (Amazon, FedEx, Walmart, or other Fortune 500 companies with Alliance presence) qualify for the most aggressive terms. Multi-tenant properties with diversified rent rolls also perform well by reducing concentration risk. Triple-net (NNN) leases with 7+ years remaining receive the most favorable underwriting treatment, while properties with near-term expirations may face tighter terms.
How Should You Navigate the Fort Worth Industrial Loan Process?
Start with comprehensive property documentation: rent rolls, trailing 12-month operating statements, lease abstracts, Phase I environmental reports, and property condition assessments. Lenders focus on clear heights, dock configurations, trailer parking, rail access, and proximity to Alliance Airport or the BNSF intermodal facility.
Determine the optimal loan program. Owner-occupants should evaluate SBA 504; investors should compare conventional versus CMBS; value-add investors will likely need bridge financing before transitioning to permanent debt.
Build a market-aware loan package referencing AllianceTexas metrics, BNSF intermodal activity, and major tenant commitments. Engage multiple lenders simultaneously for competitive term sheets.
For Fort Worth's broader commercial lending landscape, visit our Fort Worth commercial loans resource page.
What Industrial Market Trends Should Fort Worth Borrowers Watch in 2026?
The Alliance Logistics District represents a transformational development for North Fort Worth. Officially approved by Fort Worth City Council in November 2025, this 1,400-acre purpose-built zone with direct BNSF rail access is designed for next-generation industrial development. The District will support heavy, dense, and high-value goods handling, attracting manufacturers and shippers who need multimodal logistics capabilities. Properties within or adjacent to the District are likely to see significant value appreciation as infrastructure buildout progresses.
AI and technology infrastructure is arriving at AllianceTexas. Wistron's $761 million AI Supercomputer Sites project signals Fort Worth's expanding role in data centers and advanced computing. While data center financing differs from traditional industrial loans, the economic spillover benefits neighboring warehouse and distribution properties through job creation and infrastructure improvements.
Reshoring and nearshoring continue bringing manufacturing operations back to North America. Fort Worth's central location, BNSF rail connectivity, and I-35W proximity to the Mexican border make it a prime beneficiary. Industrial properties with heavy power capacity, reinforced floors, and manufacturing-grade systems are seeing renewed demand from companies diversifying supply chains.
Rent growth is projected at 3% to 4% annually through 2026 after hitting all-time highs in 2025. Industrial building loan rates start at approximately 6.22% as of early 2026, with the 10-year Treasury yield remaining above 4%. Borrowers should lock rates when terms are favorable rather than waiting for further compression.
What Mistakes Should You Avoid When Financing Fort Worth Industrial Properties?
Underestimating environmental risk is a frequent issue, particularly for older manufacturing properties in established Fort Worth corridors. Phase I environmental site assessments are required by virtually all lenders, and properties with recognized environmental conditions may need Phase II testing. Budget $2,000 to $5,000 for Phase I and $10,000 to $50,000+ for Phase II if triggered. Delays of 4 to 8 weeks are common when Phase II is required.
Ignoring the construction pipeline in your submarket can lead to overvaluation. North Fort Worth has 7.7 million square feet under construction, and lenders will want to understand how your property competes against new Class A deliveries. Borrowers should present a supply analysis demonstrating their property's differentiated position through location, tenant relationships, or pricing advantages.
Overlooking Texas property tax implications trips up many out-of-state investors. Texas has no state income tax, but property tax rates in Tarrant County typically range from 2.0% to 2.5% of assessed value annually. Lenders underwrite to projected post-sale tax assessments, not the current owner's basis. A property purchased for $8 million with a 2.3% rate would face approximately $184,000 in annual property taxes, directly reducing NOI and DSCR. Model realistic tax projections before submitting your loan application.
Failing to account for functional obsolescence in older buildings is another common mistake. Industrial facilities built before 2000 often have inadequate clear heights (under 28 feet), insufficient dock doors, limited trailer parking, or outdated electrical systems. Lenders discount the value of functionally obsolete improvements, and borrowers should factor renovation costs into acquisition budgets when targeting older Fort Worth properties.
Frequently Asked Questions
What is the minimum loan amount for a Fort Worth industrial property?
Most conventional lenders require $500,000 to $1 million minimums. CMBS lenders typically require $2 million to $5 million. SBA 504 loans work for owner-occupied properties valued as low as $500,000, making them accessible for small manufacturers in suburban Fort Worth.
How long does it take to close an industrial loan in Fort Worth?
Conventional bank loans close in 45 to 60 days. CMBS loans require 60 to 90 days. SBA 504 loans take 60 to 90 days. Bridge loans can close in 14 to 21 days, giving buyers a competitive edge where sellers prioritize certainty of execution.
Can I get a loan for a vacant industrial building in Fort Worth?
Yes, but options narrow. Bridge lenders typically offer 60% to 70% LTV with 12- to 24-month terms and interest-only payments. Strong borrower experience, a credible leasing plan, and a well-located property (near Alliance or I-35W) are essential.
Do Fort Worth industrial loans require personal guarantees?
Conventional bank loans almost always require full personal guarantees. CMBS loans are non-recourse with standard bad-act carve-outs. SBA loans require guarantees from anyone owning 20%+ of the business. Some portfolio lenders offer limited recourse for experienced borrowers.
How does BNSF rail access affect industrial loan terms in Fort Worth?
Rail-served properties attract broader tenant bases (heavy manufacturers, bulk commodity handlers, intermodal operators), reducing vacancy risk. Lenders may offer higher LTV ratios or more competitive rates for rail-served properties compared to highway-only locations.
What environmental assessments do lenders require for Fort Worth industrial loans?
All institutional lenders require a Phase I ESA reviewing historical property use. If recognized environmental conditions appear, Phase II soil and groundwater testing follows. Properties with prior manufacturing, chemical storage, or petroleum operations most commonly trigger Phase II. Begin environmental due diligence early to avoid closing delays.
Ready to Finance Your Fort Worth Industrial Property?
Fort Worth's industrial market offers exceptional fundamentals for warehouse, distribution, and manufacturing investments. With AllianceTexas driving record development, the BNSF intermodal facility providing multimodal logistics, and absorption outpacing deliveries for the first time since 2021, the opportunity is significant.
Whether you are acquiring a stabilized warehouse along I-35W, developing a build-to-suit in the Alliance Logistics District, or refinancing a manufacturing property in East Fort Worth, the right financing structure makes the difference.
Contact our commercial lending team to discuss your Fort Worth industrial financing needs. We connect borrowers with the capital sources best suited to their specific deal.