Commercial real estate funding comes in four main forms: a traditional bank loan, an SBA 504 loan, a short-term bridge loan, or financing through a lender marketplace that shops your deal to many lenders at once. The right choice depends on your down payment, your credit, and above all your timeline. Industry estimates put a typical bank commercial mortgage at 45 to 90 days to close; ROK Financial says its commercial real estate program can fund in as little as 30 days.
If you’re trying to buy the building you lease, add a warehouse, refinance an expensive note, or pull cash out of a property you already own, this guide walks through each option, what it costs you in time and cash, and what lenders will ask for.
Why Speed Matters in Commercial Real Estate
In commercial real estate, the financing timeline often decides who gets the property. Purchase contracts come with financing contingencies and closing deadlines. When a seller is choosing between offers, the buyer who can show financing in place and close on schedule has the advantage. A buyer whose bank needs another month for underwriting may lose the deal or have to pay to extend the contract.
Speed matters on the refinance side too. If a balloon payment is coming due, or a high-rate loan is eating your cash flow, every extra month of paperwork costs real money.
The 4 Main Ways to Finance a Commercial Property
| Option | Down payment | Terms | Typical time to close | Best for |
|---|---|---|---|---|
| Bank commercial mortgage | Varies by lender | Varies by lender | About 45–90 days (industry estimate) | Strong financials, no rush |
| SBA 504 loan | At least 10% (SBA) | 10, 20 or 25 years (SBA); up to $5.5M | About 60–90 days (industry estimate) | Owner-occupied buildings, lowest down payment |
| Bridge loan | Varies | Short-term | Often a few weeks (industry estimate) | Closing fast, then refinancing |
| Lender marketplace (ROK Financial) | Usually 15% for investment property (ROK) | 10–30 years; $250K–$10M (ROK) | As little as 30 days; 25–40 days typical (ROK) | Speed plus multiple loan programs in one application |
1. Bank commercial mortgage
Banks often offer competitive rates to established businesses with strong financials and an existing relationship. The trade-off is time and paperwork: commercial underwriting is more detailed than a home loan, and third-party reports such as the appraisal and environmental review all have to come back before closing. If you have a long runway and a clean file, a bank can be a good fit.
2. SBA 504 loan
The SBA 504 program is built for buying, building, or renovating real estate your business will use. According to the SBA, the borrower puts in at least 10% of the project cost, a private lender covers up to 50%, and a Certified Development Company covers up to 40% with an SBA-guaranteed debenture. Terms of 10, 20, or 25 years are available, and the maximum 504 loan amount is $5.5 million. The low down payment is the big advantage; the timeline is the trade-off, because two lenders and SBA approval are involved.
3. Bridge loan
A bridge loan is short-term financing that gets you to closing quickly. Investors then refinance into long-term debt once the property is stabilized or renovated. Bridge loans typically cost more than long-term loans, so they make sense when speed is worth the premium.
4. A lender marketplace like ROK Financial
Instead of applying lender by lender, a marketplace submits one application to many lenders. ROK Financial says it works with hundreds of lending partners. Its commercial real estate program covers loans from $250,000 to $10 million with 10–30 year terms, and it lists funding in as little as 30 days.
According to ROK, its commercial real estate products include:
- Purchase loans, for buying a new property
- Rate-and-term refinance, to replace a loan with better terms
- Cash-out refinance, to pull equity out of a property you already own
- Bridge loans, for short-term financing to close fast
- Fix-and-flip loans, to buy and renovate
ROK also lists low-documentation options for qualifying investors.
What Property Types Qualify?
Commercial real estate financing is for income-producing or business-use property. ROK Financial lists these property types:
- Single family and multi-family investment property
- Mixed use
- Office
- Retail
- Industrial and warehouse
What You Need to Qualify
ROK Financial lists three core requirements for its commercial real estate program:
- A down payment. Lenders want proof that you can handle the transaction. For conventional investment property loans, ROK says the minimum is usually 15%. Your credit, debt-to-income ratio, loan program, and property type set the final number.
- Property documentation. Expect appraisals, environmental reports, title searches, and zoning permits as part of due diligence.
- A 650 minimum FICO score.
- Two to three years of business and personal tax returns
- Recent business bank statements
- Year-to-date profit and loss statement and balance sheet
- For income property: the current rent roll and leases
- The purchase contract or, for a refinance, your current mortgage statement
- Your business entity documents
Lenders vary; this is a common starting list, not a guarantee of what any one lender requires.
What It Looks Like in Practice
On its commercial real estate page, ROK Financial shares a testimonial from a business owner named Marcus, who used ROK to finance a warehouse expansion. He says that after submitting the required documents, he “secured funding within about 30 days.”
Need Capital for the Business, Not the Building?
Sometimes the real need isn’t a property. It’s cash to staff up, buy equipment, or take on a bigger contract. Those products move much faster than real estate. ROK Financial told its partners this month that it helped a general contractor secure $1.5 million in working capital in 4 days. Working capital, revenue-based funding, and lines of credit are underwritten on your business’s revenue rather than a property appraisal, which is why they can fund in days instead of weeks. Read our working capital vs. line of credit guide to compare them.
The Bottom Line
If you have time and the lowest down payment matters most, look at an SBA 504 loan. If you have an established banking relationship and no deadline, get a bank quote. If you’re racing a closing date or want several loan programs competing for your deal, start with a lender marketplace. Whichever path you take, the fastest closings start with documents ready and financing lined up before you make the offer.
Financing a Commercial Property? Start With One Application.
ROK Financial shops your deal across its lending partners: $250K–$10M, 10–30 year terms, with funding in as little as 30 days, according to ROK.
See What You Qualify For →Affiliate disclosure: JWAT Enterprises Inc may earn a commission if you apply through links on this page, at no cost to you. JWAT is not a lender. Loan terms, rates, and timelines are set by lenders and vary by borrower. Not financial advice.
Frequently Asked Questions
How long does it take to get a commercial real estate loan?
Industry estimates put a typical bank commercial real estate loan at 45 to 90 days and SBA 504 loans at roughly 60 to 90 days. Bridge loans often close in a few weeks. ROK Financial says its commercial real estate program can fund in as little as 30 days, with typical timelines of 25 to 40 days.
How much down payment do I need for a commercial property?
SBA 504 loans require at least 10% of the project cost. For conventional investment property loans, ROK Financial says the minimum is usually 15%, depending on credit, debt-to-income, loan program, and property type.
What credit score do I need?
It varies by lender. ROK Financial lists a 650 minimum FICO score for its commercial real estate financing.
Can I refinance or pull cash out of a property I own?
Yes. ROK Financial lists rate-and-term refinance and cash-out refinance among its commercial real estate products.
What property types qualify?
ROK Financial lists single family, multi-family, mixed use, office, retail, industrial, and warehouse properties.
Sources
- ROK Financial, Commercial Real Estate Financing and rok.biz (loan range, terms, timeline, FICO, products, property types), accessed October 1, 2026.
- U.S. Small Business Administration, 504 loans (10% contribution, 10/20/25-year terms, $5.5M maximum, loan structure).
- Industry closing-time estimates: Axiant Partners and Raphael Collazo.
- ROK Financial partner update, October 2026 (general contractor working-capital example).