Commercial real estate rates range from 5.05% to 12.75% depending on loan type, property, and borrower profile. See how each program is priced and what drives the spread.

Overall Rate Range

5.05 - 12.75%

Fixed-rate benchmark

Daily Updated

Live Rates

Source from FRED

Calculators

Prepare Your Deals

CRE Loan Types

10+

Compared to Lower

Benchmark rates as of June 2026. CRE loan rates = benchmark + lender spread. Future: dynamic rate widget planned.

RATES BY LOAN TYPE

What You’ll Pay by Program

Each CRE loan type is priced differently because of the underlying risk, funding source, and structure. Here are the current ranges for each program.

Agency (Fannie/Freddie)

Rate Range5.05 – 6.50%

Index5/10yr Treasury

TypeFixed

PropertyMultifamily only

SBA 504 (CDC)

Rate Range5.85 – 6.25%

Index10yr Treasury

TypeFixed 25yr

PropertyOwner-occupied

Details →

CMBS / Conduit

Rate Range6.32 – 8.00%

Index10yr Treasury + swap

TypeFixed 5/10yr

PropertyAll CRE ($2M+)

Details →

Conventional Bank

Rate Range6.50 – 8.75%

Index5yr Treasury / SOFR

TypeFixed or variable

PropertyAll CRE types

Details →

DSCR Loan

Rate Range6.50 – 9.00%

Index5/10yr Treasury

TypeFixed 5–30yr

PropertyInvestment, no docs

Details →

SBA 7(a)

Rate Range9.75 – 10.25%

IndexPrime + 2.25–2.75%

TypeVariable

PropertyOwner-occupied

Details →

Construction

Rate Range6.50 – 9.00%

IndexSOFR / Prime

TypeVariable (IO)

PropertyGround-up builds

Details →

Bridge Loan

Rate Range7.50 – 12.00%

IndexSOFR / Prime

TypeVariable (IO)

PropertyTransitional assets

Details →

Mezzanine

Rate Range8.00 – 15.00%

IndexNegotiated

TypeFixed (IO)

PropertyGap funding, $5M+

Details →

Hard Money

Rate Range9.00 – 14.00%

IndexAsset-based pricing

TypeFixed (IO)

PropertyDistressed, fast close

Details →

WHAT DRIVES YOUR RATE

6 Factors That Determine Your CRE Rate

Market benchmarks set the floor. These six factors determine where YOUR rate falls within each program’s range — and most of them are within your control.

DSCR Strength

A 1.35x DSCR gets significantly better pricing than 1.20x. Every 0.05x improvement can shave 10–25 bps off your rate. Use our DSCR Calculator to optimize.

Leverage (LTV)

Lower leverage = lower rate. A 60% LTV request will price 25–50 bps better than 75% on the same property. More equity signals less risk to every lender type.

Property Type

Multifamily and industrial get the best rates. Retail and office carry premiums due to vacancy risk. Hotels and restaurants see the widest spreads. Match your property to the right program.

Sponsor Experience

First-time CRE borrowers pay 25–75 bps more than experienced sponsors with proven track records. Portfolio size and prior deal history matter significantly.

Loan Size

Larger loans get better pricing because the lender’s fixed costs are spread across a bigger balance. $5M+ typically prices 25–50 bps better than sub-$1M loans.

Prepayment Structure

Accepting defeasance or yield maintenance (restrictive prepayment) lowers your rate vs. flexible prepayment. Longer lockout periods also improve pricing by 10–25 bps.

Model different scenarios: Payment Calculator · Refi Break-Even · Cash-on-Cash Return

FREQUENTLY ASKED QUESTIONS

CRE Loan Rate FAQ

What is a good interest rate for a commercial real estate loan in 2026?

For stabilized properties with strong borrower profiles: Agency multifamily at 5.0–6.5%, SBA 504 at 5.85–6.25%, CMBS at 6.3–8.0%, and conventional bank at 6.5–8.75%. Anything below 7% for a non-SBA, non-agency loan is considered very competitive in the current market.

Are commercial real estate rates expected to drop in 2026?

The Fed held rates steady through the first half of 2026 after three cuts in late 2025. Most market participants expect stable to modestly lower rates through year-end, but significant cuts are not priced in. The bigger opportunity is negotiating tighter spreads as lender competition increases.

How is a CRE loan rate different from a residential mortgage rate?

CRE rates are typically 1–4% higher than residential because commercial loans carry more risk, shorter terms, and balloon structures. CRE rates are priced off Treasury yields or SOFR plus a spread, while residential rates follow different secondary market dynamics through Fannie Mae and Freddie Mac.

Can I lock my CRE rate before closing?

Most CRE lenders don’t offer rate locks at term sheet stage. Rates are typically locked at commitment or application, after appraisal and preliminary underwriting. Some CMBS and agency lenders offer early rate locks for a fee (usually 0.5–1 point). SBA 504 debenture rates are set at pooling, not at application.

Why is my quoted rate higher than the ranges shown here?

Published ranges reflect best-case scenarios for strong borrowers and properties. Your rate may be higher due to lower DSCR, higher leverage, less experience, property condition issues, or challenging markets. Our advisors identify the specific factors raising your rate and recommend strategies to improve it.

How many lender quotes should I get?

At minimum, 3–5 quotes from different lender types. A bank, a CMBS conduit, and an SBA lender will quote the same deal very differently. BestLoanUSA compares options across our 30+ lender network so you see the full landscape without multiple applications.

See Your Actual Rate in 24 Hours

Submit your deal once, and our advisors compare rate quotes across bank, CMBS, SBA, and private lenders. No hard credit pull. No upfront fees.

Get Rate Quotes →

Loan Programs

Every CRE Financing Structure, One Platform

From conventional mortgages to bridge loans — compare real options across 12 distinct programs.

CRE Loan Overview

How commercial loans work, common structures, and what lenders evaluate

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Qualification Requirements

DSCR, credit score, down payment, and documentation checklist

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Current CRE Rates

Rate ranges by property type, loan structure, and borrower profile

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CMBS Loans

Non-recourse financing with competitive fixed rates for stabilized commercial properties

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Bridge Loans

Short-term financing for acquisitions, repositioning, or refinancing

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DSCR Loans

Income-based qualification without personal income documentation

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CRE Refinancing

Lower rates, better structure, or access equity from existing property

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Owner-Occupied

Buy the building your business operates in with SBA 504 or conventional

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Cash-Out Refinance

Access equity from your commercial property for expansion or acquisition

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Hard Money Takeout

Exit bridge or hard money loans with conventional or SBA refinancing

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Investment Property

DSCR and conventional financing for income-producing properties

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Tenant Improvement

Finance buildout and renovation through CRE loans or SBA programs

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Our 6 commitments to every borrower

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Every commitment below exists because real borrowers got burned without it. We built BestLoanUSA to be the lender we wished existed.

Hidden Fees

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Complete Checklist

Full document requirements on your first call. No mid-process surprises asking for "one more thing."

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Upfront Pricing

The rate and terms you're quoted are the rate and terms you close on. Period.

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Why borrowers switch to us

Five things your last lender should have done.

Borrowers don't come to us because lending is complicated. They come because someone else made it harder than it needed to be.

1
48 hours to clarity. You'll know exactly where you stand — not wonder for months.
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Every dollar in writing. The rate and fees you see on day one are the ones you sign at closing.
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We earn when you close. No upfront fees. Our only incentive is your funded deal.

“I’ve spent over a decade watching good borrowers lose money to a broken process. BestLoanUSA exists so that stops happening.”

Jason Kim

Managing Director, Commercial Lending

See the difference yourself →

Current CRE Loan Rates by Type

What You’ll Pay by Program

6 Factors That Determine Your CRE Rate

CRE Loan Rate FAQ

See Your Actual Rate in 24 Hours

Every CRE Financing Structure, One Platform

CRE Loan Overview

Qualification Requirements

Current CRE Rates

CMBS Loans

Bridge Loans

DSCR Loans

CRE Refinancing

Owner-Occupied

Cash-Out Refinance

Hard Money Takeout

Investment Property

Tenant Improvement

Other lenders make promises.We put them in writing.

Five things your last lender should have done.

Other lenders make promises.
We put them in writing.