Why Is Orlando One of the Fastest-Growing Commercial Real Estate Markets in the Southeast?
Orlando has cemented its position as one of the most dynamic commercial real estate markets in the United States, driven by world-class tourism infrastructure, explosive population growth, and an increasingly diversified economy that extends far beyond theme parks. For investors and developers seeking commercial loans in Orlando, the metro area delivers compelling fundamentals across every major property type, from multifamily and industrial to office, retail, and hospitality.
The data paints a powerful picture. The Orlando-Kissimmee-Sanford MSA generated a total GDP exceeding $217 billion in 2025, soaring by more than 45% since 2020. The metro area's unemployment rate sits at approximately 3.4%, and total nonfarm employment grew by roughly 2% over the past 12 months. Orlando ranks as the top U.S. city for job growth among the nation's largest regions, according to the Bureau of Labor Statistics.
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Orlando's economic engine is powered by tourism, technology, healthcare, aerospace, and a rapidly expanding life sciences sector. Walt Disney World generates an estimated $75 billion in total economic impact across Central Florida, while Universal's Epic Universe, which opened in 2025, is projected to add approximately $2 billion annually to the state economy and create over 17,500 new jobs in its first year. Beyond the theme parks, Lake Nona Medical City's 650-acre healthcare campus is projected to generate up to 30,000 jobs and deliver a $7.6 billion economic impact over the coming decade.
The commercial lending environment in Orlando reflects this momentum. Commercial mortgage rates in Florida start as low as 5.07%, and loan originations nationally rose 36% year-over-year in Q3 2025. Florida's lack of a state income tax further strengthens the value proposition for businesses, investors, and workers relocating from higher-tax states.
For borrowers exploring financing options, Clearhouse Lending connects Orlando investors and developers with a network of over 6,000 commercial lenders to find the most competitive rates and terms for their specific project.
What Loan Programs Are Available for Orlando Commercial Properties?
Orlando's commercial lending market offers a full spectrum of financing programs suited to different property types, investment strategies, and borrower profiles. Understanding which program aligns with your project is the first step toward securing competitive terms.
Conventional Commercial Mortgages form the backbone of Orlando's CRE lending market. Banks and credit unions offer permanent financing with rates between 5.5% and 7.5%, 20 to 25 year amortization, and loan-to-value (LTV) ratios up to 75%. These loans require strong borrower credit, property cash flow with a debt service coverage ratio (DSCR) of 1.25x or higher, and a stabilized operating history. Regional lenders including Seacoast Bank, CenterState Bank, and BankUnited actively finance Orlando commercial properties.
Bridge Loans provide short-term capital for acquisitions, value-add repositioning, and time-sensitive transactions. Orlando bridge lenders offer 12 to 36 month terms with rates between 8.0% and 12.0%, LTV up to 80%, and closing timelines as fast as 5 to 15 days. Bridge financing is particularly active in Orlando for multifamily value-add plays and hospitality acquisitions near International Drive and the tourism corridor.
SBA Loans serve owner-occupants acquiring or expanding commercial properties. The SBA 7(a) and 504 programs offer down payments as low as 10%, fixed rates between 5.5% and 8.0%, and terms up to 25 years. Orlando's SBA lending market is robust, driven by the metro's thriving small business ecosystem across tourism, healthcare, professional services, and technology sectors.
DSCR Loans qualify borrowers based on property cash flow rather than personal income, making them ideal for scaling rental portfolios. Orlando DSCR lenders offer LTV up to 80%, rates between 6.0% and 8.5%, and no income verification requirements. Florida DSCR loan rates currently start as low as 5.875% for the strongest borrower profiles. These loans work well for Orlando investors acquiring stabilized multifamily, mixed-use, or single-tenant retail properties.
CMBS (Conduit) Loans provide non-recourse permanent financing for stabilized properties valued at $2 million or more. Rates range from 5.5% to 7.5% with 10 year terms and 30 year amortization. CMBS lending is active in Orlando's core submarkets for office, retail, hospitality, and industrial properties.
Construction and Development Loans finance ground-up projects and major renovations. Bank construction loans offer rates between 7.0% and 9.0% with 18 to 36 month terms and up to 70% loan-to-cost. Orlando's strong development pipeline and declining industrial construction starts create targeted opportunities for well-capitalized developers.
Use the commercial mortgage calculator to estimate monthly payments across different loan programs and scenarios for your Orlando property.
What Are Current Cap Rates and Returns Across Orlando Property Types?
Cap rates serve as a barometer for property values and investor expectations in Orlando. Understanding how cap rates vary by property type and quality helps investors underwrite acquisitions and evaluate financing structures.
Multifamily cap rates in Orlando generally range from 4.5% for institutional-quality Class A assets to 6.5% for value-add and Class B/C properties. The metro's stabilized multifamily occupancy sits at approximately 94.4%, and average asking rents have dipped slightly to around $1,763 per month. However, the supply pipeline is contracting, with deliveries projected to slow through 2026, positioning the market for renewed rent growth and vacancy improvement.
Industrial properties remain among the most sought-after asset classes in Orlando. Overall industrial vacancy tightened to approximately 7.4% in Q3 2025 after absorbing 1.5 million square feet of positive net absorption. The construction pipeline has contracted sharply to just 2.8 million square feet under construction, the lowest level since 2015, with 65% of that space already pre-leased. CBRE has identified Orlando as one of the top U.S. markets for industrial rent growth heading into 2026.
Office cap rates vary widely, from 6.5% for trophy and Class A properties to 9.0% or higher for suburban Class B/C assets. Orlando's overall office vacancy rate hovers between 13.7% and 18.3% depending on the submarket, though leasing activity surged to 987,000 square feet in Q3 2025, the highest quarterly total since Q2 2022. Downtown Orlando continues to attract steady tenant interest.
Retail represents one of Orlando's strongest sectors. Vacancy stands at just 3.7% with average asking rents of $29.77 per square foot, up 2.4% year-over-year. Tourism-driven consumer spending, population growth, and limited new supply support the retail market's fundamentals.
Borrowers evaluating acquisitions should use the DSCR calculator to model cash flow coverage ratios and determine how much leverage their Orlando property can support.
Which Orlando Submarkets Offer the Strongest Investment Opportunities?
Orlando's submarket landscape is diverse, with each area offering distinct risk and return profiles for commercial real estate investors. Location selection significantly impacts financing terms, as lenders evaluate submarket fundamentals when underwriting loans.
Downtown Orlando serves as the metro's premier office and mixed-use district, anchoring the region's professional services, legal, and financial sectors. The downtown core has seen renewed investment with projects like Westcourt Downtown Orlando, a mixed-use development that includes a 265-room Kimpton hotel, 269 residential units, and a seven-story parking garage. Creative Village Phase 2 represents a $600 million investment with completion targeted between 2026 and 2029. Investors benefit from improving walkability, SunRail connectivity, and a diversified tenant mix.
International Drive is Orlando's tourism backbone, stretching along the corridor that connects Walt Disney World, Universal Orlando Resort, and SeaWorld. The opening of Universal's Epic Universe has intensified demand for hospitality, retail, and mixed-use properties along I-Drive. Approximately 17,500 new jobs from Epic Universe alone create ripple effects across the entire corridor. Investors in this submarket benefit from consistent visitor traffic exceeding 75 million annually.
Lake Nona has emerged as Orlando's premier master-planned community and life sciences hub. Lake Nona Medical City encompasses 650 acres of cutting-edge medical facilities, research institutions, and educational centers, including the UCF College of Medicine, Nemours Children's Hospital, and the VA Medical Center. AdventHealth's $423 million hospital campus is scheduled to open in 2026. The submarket attracts premium rents and strong institutional investor interest.
Winter Park and Maitland offer established suburban commercial corridors with strong demographics, low vacancy, and premium tenant quality. Winter Park's Park Avenue retail district commands some of the highest retail rents in the metro, while Maitland's office parks attract professional services and technology tenants.
Airport/Southeast Orlando benefits from Orlando International Airport's ongoing $4.2 billion expansion and the Brightline high-speed rail connection to Miami. Industrial and flex properties in this submarket enjoy strong demand from logistics and distribution tenants serving the broader Central Florida region.
What Major Development Projects Are Reshaping Orlando's Skyline?
Orlando's development pipeline includes several transformative projects that will create financing opportunities and reshape the commercial landscape for years to come.
The Universal Epic Universe theme park opened in 2025 as the largest Universal property at 750 acres, featuring five themed worlds and three new hotels adding 2,000 rooms. The park is projected to generate approximately $2 billion in economic activity for Florida in its first year, create over 17,500 new jobs, and generate $386 million in state and local taxes, $120 million in property taxes, and $500 million in sales taxes. Approximately 65,000 construction jobs were created during the building phase.
The Ovation Orlando mixed-use district by Accesso Partners covers 670,000 square feet near the tourism corridor, with groundbreaking expected in Q1 2026. This entertainment-anchored development will add retail, dining, and experiential venues to the I-Drive area.
A planned $2 billion downtown redevelopment of the former Orlando Sentinel site is slated for a dense, mixed-use transformation that would significantly reshape the city's urban core, adding office, residential, retail, and public space to downtown Orlando.
Lake Eola Park is undergoing a $30 million expansion project with future phases including a pedestrian bridge, restaurant, and event pavilion, further enhancing downtown's appeal as a live-work-play destination.
AdventHealth's Lake Nona campus represents a $423 million hospital development scheduled to open in 2026, featuring an initial 80 beds expandable to 320, a lake promenade, amphitheater, medical office building, and retail and dining space across its 25-acre campus.
Contact Clearhouse Lending to discuss financing for projects in Orlando's growth corridors.
How Do Orlando Commercial Loan Rates Compare to National Averages?
Orlando's commercial lending market benefits from strong competition among local, regional, and national lenders, generally producing rates at or slightly below national averages for comparable property types and borrower profiles.
The broader interest rate environment has stabilized heading into 2026. After peaking above 8% in 2023 and 2024, the prime rate settled at 6.75% as of December 2025. This stabilization has increased borrowing and refinancing activity, with loan originations rising 36% year-over-year in Q3 2025. Alternative lenders including debt funds and mortgage REITs captured 37% of non-agency closings in 2025, giving Orlando borrowers more options than ever.
Orlando-specific factors that influence lending terms include the metro's world-class tourism infrastructure, strong population growth trajectory, diversified economy spanning healthcare, technology, and aerospace, and Florida's business-friendly tax environment. Lenders view Orlando as a growth market with resilient demand drivers, particularly in the industrial, multifamily, and hospitality sectors. Properties in core submarkets like Downtown, Lake Nona, and the I-Drive corridor generally receive the most competitive pricing.
Florida DSCR lenders are actively deploying capital in Orlando, with rates starting as low as 5.875% for qualified borrowers. Lenders are focused on underwritten DSCRs in the 1.25x to 1.35x range for stabilized income properties. The combination of Florida's favorable tax environment and Orlando's growth fundamentals makes the metro a preferred market for national and regional lending platforms.
What Property Types Are Orlando Lenders Most Eager to Finance?
Lender appetite in Orlando varies by property type, reflecting the relative risk profiles and market fundamentals of each sector. Understanding lender preferences helps borrowers position their financing requests for the best possible terms.
Industrial and logistics properties attract the strongest lender interest in Orlando. With vacancy tightening to 7.4%, the construction pipeline at its lowest level since 2015, and CBRE identifying Orlando as a top market for industrial rent growth, industrial assets represent favorable lending opportunities. Orlando's strategic location along I-4, proximity to the Port of Tampa and Port Canaveral, and the Orlando International Airport expansion all support long-term industrial demand.
Multifamily properties remain highly financeable despite recent supply additions. Lenders recognize that Orlando's population growth, which added approximately 19,000 net jobs in the 12 months through August 2025, supports sustained renter demand. Stabilized occupancy of 94.4% is expected to improve as the construction pipeline contracts. The University of Central Florida's enrollment of over 70,000 students also drives rental demand near campus.
Retail properties benefit from Orlando's tourism-driven consumer economy and tight 3.7% vacancy rate. Grocery-anchored centers, tourism-corridor retail, and mixed-use retail in growing suburban locations attract favorable lending terms. Average asking rents of $29.77 per square foot continue to trend upward.
Hospitality properties in Orlando attract significant lender interest due to the metro's position as the most-visited destination in the United States, drawing over 75 million visitors annually. The addition of Epic Universe with its three new hotels and 2,000 rooms further strengthens hospitality fundamentals along the tourism corridor.
Office properties present a more nuanced lending landscape. Trophy and Class A office assets in downtown Orlando still attract financing, particularly as leasing activity hit a multi-year high in Q3 2025. However, lenders remain cautious about suburban Class B/C office properties with elevated vacancy.
What Should Orlando Borrowers Know About the Loan Application Process?
Securing competitive commercial financing in Orlando requires thorough preparation and a clear understanding of what lenders evaluate during the underwriting process.
Orlando commercial lenders evaluate four primary categories during underwriting: property fundamentals (including location, condition, cash flow, and tenant quality), borrower qualifications (including net worth, liquidity, credit history, and real estate experience), market conditions (including submarket vacancy, rent trends, and comparable sales), and deal structure (including LTV, DSCR, and loan term relative to lease expirations).
For stabilized acquisitions and refinances, lenders require a complete loan package that includes trailing 12-month operating statements, a current rent roll, property tax records, insurance documentation, and recent capital expenditure history. The property must demonstrate a DSCR of 1.20x to 1.35x depending on the loan program, meaning the property's net operating income must exceed the annual debt service by 20% to 35%.
For value-add and transitional properties, Orlando lenders want to see a detailed business plan with realistic renovation budgets, projected rent increases supported by comparable properties, and a clear timeline for stabilization. Bridge lenders focus heavily on the borrower's experience executing similar projects and the availability of liquid reserves to fund unexpected costs.
Florida-specific considerations include hurricane insurance requirements, which can significantly impact operating expenses and net operating income. Lenders in Orlando evaluate insurance costs carefully and may require wind and flood coverage depending on the property's location. Understanding these costs upfront helps borrowers present more accurate financial projections.
Contact Clearhouse Lending to begin the pre-qualification process and get matched with Orlando lenders suited to your specific property and investment strategy.
What Economic Factors Support Long-Term CRE Investment in Orlando?
Orlando's long-term commercial real estate investment thesis rests on several structural economic advantages that differentiate it from many competing markets.
Florida's lack of a state income tax creates a powerful magnet for both businesses and workers. Combined with a cost of living that remains below many coastal markets, Orlando offers employers the ability to attract talent at competitive total compensation costs. This tax advantage directly supports commercial real estate demand by encouraging corporate relocations and expansions.
Tourism represents Orlando's most visible economic anchor, but the metro's diversification tells a deeper story. Beyond Disney, Universal, and SeaWorld, Orlando has built significant clusters in healthcare (AdventHealth, Orlando Health, Lake Nona Medical City), technology (Lockheed Martin, L3Harris Technologies, Siemens Energy), aerospace and defense (Kennedy Space Center, Cape Canaveral), and higher education (UCF with over 70,000 students, Full Sail University). This diversification creates durable demand across multiple commercial property types.
The I-4 Ultimate project, SunRail commuter rail expansion, and the Orlando International Airport's $4.2 billion modernization including the new Terminal C all enhance the metro's infrastructure and connectivity. The Brightline high-speed rail service connecting Orlando to South Florida adds another transportation asset that strengthens the metro's appeal to businesses and residents.
Orlando's population growth trajectory remains among the strongest in the nation. The metro consistently ranks among the top destinations for domestic migration, particularly from high-tax Northeastern states. Young professionals, families, and retirees are drawn by the combination of job opportunities, lifestyle amenities, and favorable tax treatment.
Frequently Asked Questions About Commercial Loans in Orlando
What is the minimum loan amount for an Orlando commercial mortgage?
Minimum loan amounts for Orlando commercial mortgages vary by lender and program. Conventional bank loans typically start at $500,000 to $1 million. SBA 7(a) loans can be as small as $150,000, while SBA 504 loans generally start at $500,000. CMBS conduit loans typically require a minimum of $2 million. Bridge and hard money lenders may fund deals as small as $250,000. Clearhouse Lending's network includes lenders across all size ranges, ensuring Orlando borrowers can find appropriate financing regardless of deal size.
How long does it take to close a commercial loan in Orlando?
Closing timelines for Orlando commercial loans depend on the loan type. Bridge and hard money loans can close in 5 to 15 business days. Conventional bank loans typically require 45 to 75 days. SBA loans take 60 to 120 days due to the government guarantee process. CMBS loans generally close in 60 to 90 days. Construction loans require 60 to 120 days depending on the complexity of the project. The timeline begins after the lender receives a complete loan application with all required documentation.
Do I need to be located in Orlando to get a commercial loan there?
No. Orlando commercial lenders finance out-of-state investors and developers regularly. Many national and regional lenders in Clearhouse Lending's network actively seek Orlando deals from borrowers based anywhere in the country. However, lenders may require that you have a local property management team or experienced operating partner in Orlando, particularly for value-add and development projects. Your real estate experience, financial strength, and the quality of the deal matter more than your physical location.
What credit score do I need for an Orlando commercial loan?
Credit score requirements vary by loan program. Conventional bank loans typically require a minimum credit score of 680 to 700. SBA loans require 650 or higher, though scores above 680 receive more favorable terms. DSCR loans may accept scores as low as 620. Bridge and hard money lenders focus more on property fundamentals and borrower experience than credit scores, with some accepting scores below 600. CMBS loans are underwritten primarily on property cash flow and may have more flexible personal credit requirements.
What is the current average interest rate for Orlando commercial loans?
As of early 2026, Orlando commercial loan rates range from approximately 5.07% for the most competitive conventional and SBA permanent loans to 12% or higher for bridge and hard money financing. Specific rates depend on property type, LTV, borrower strength, and loan term. Stabilized multifamily and industrial properties with strong cash flow command the lowest rates, while transitional properties, construction loans, and higher-leverage deals carry higher rates. Florida DSCR loan rates start as low as 5.875% for qualified borrowers.
Can I refinance my existing Orlando commercial property to pull out equity?
Yes. Cash-out refinancing is available for Orlando commercial properties that have appreciated in value or paid down existing debt. Most lenders allow cash-out up to 70% to 75% LTV on the current appraised value. The property must demonstrate adequate cash flow to service the new, larger loan, typically requiring a DSCR of 1.25x or higher. Cash-out proceeds can be used for renovations, acquisitions of additional properties, business purposes, or other investments. Orlando's strong property value appreciation over recent years means many owners have significant equity available to extract.
Positioning Your Orlando Investment for Success
Orlando's commercial real estate market offers a rare combination of world-class tourism infrastructure, healthcare and technology sector growth, favorable state tax policy, and a population trajectory that consistently ranks among the strongest in the nation. Whether you are acquiring a stabilized multifamily property near Lake Nona, developing industrial space along the I-4 corridor, refinancing a retail center near International Drive, or exploring SBA financing for an owner-occupied building in Winter Park, understanding the lending landscape is critical to maximizing your returns.
The key to securing the best financing terms in Orlando is working with a lending partner who understands the local market and has relationships with lenders who actively finance Orlando commercial properties across all asset classes.
Contact Clearhouse Lending today to discuss your Orlando commercial real estate project and get matched with the right lender from our network of over 6,000 commercial lending sources.