Lower Your Rate. Restructure Your Commercial Property Loan.

Commercial real estate refinancing replaces your existing CRE loan with a new one — typically to lower your interest rate, adjust your repayment term, pull out equity via cash-out, or exit a short-term loan like hard money or a bridge loan. It works similarly to residential refinancing but involves stricter underwriting based on the property's income (DSCR), property type, and borrower financials.

Most bank and SBA lenders prefer a personal credit score of 660 or higher for CRE refinancing. Some community banks and private lenders may work with scores as low as 640. The stronger your DSCR, loan-to-value ratio, and rental income, the more flexibility lenders have on credit.

DSCR (Debt Service Coverage Ratio) is one of the most important metrics in commercial real estate lending. It measures whether your property generates enough income to cover its debt payments. Most lenders require a minimum DSCR of 1.20x — meaning your NOI must be at least 20% higher than your annual debt service. A higher DSCR typically unlocks better rates and higher loan amounts.

A standard commercial real estate refinance takes 30 to 60 days from application to close. The timeline depends on appraisal scheduling, title work, and lender underwriting speed. SBA 504 refinances may take 60-90 days due to additional government review. Private and bridge loan refinances can close in as little as 2-3 weeks.

A rate-and-term refinance simply replaces your existing loan with better terms — lower rate, longer term, or fixed vs. floating — without changing your loan balance. A cash-out refinance lets you borrow above your current balance, pulling out equity for business capital, property improvements, or other needs. Cash-out refinances typically require more equity and may carry slightly higher rates.

Yes — this is one of the most common CRE refinance scenarios. Hard money and bridge loans carry high rates (10-14%) and short terms. Once your property is stabilized or leased, you can refinance into a conventional bank loan, SBA loan, or DSCR loan at a much lower rate. This process is called a takeout refinance.

Typical documents include: 2 years of personal and business tax returns, 3-6 months of business bank statements, a current rent roll or lease agreements, a property operating statement (P&L), existing loan payoff statement, and a property appraisal ordered by the lender.