Commercial real estate loans in Florida.

Compare the financing paths.

These categories serve different business plans. A lender's property, borrower, and program requirements determine which options are available for an individual request.

SBA financing is for eligible operating-business purposes. It is not a substitute for a passive rental-property loan. Review the SBA 504 program and 7(a) permitted uses; each has its own eligibility and structure.

For a smaller transaction, see small-balance commercial loans. For a one-to-four-unit rental, compare DSCR loans and investment-property financing. A rental portfolio also requires a property schedule and review of any blanket lien and collateral-release terms.

Does the income support the loan?

A property can have enough equity and still fall short on cash flow. Lenders examine income, value, borrower strength, and the repayment plan together.

Net operating income (NOI) is property income after operating expenses and before mortgage payments. Underwriting may adjust vacancy, rents, insurance, taxes, management, repairs, and reserves. The seller's reported profit may differ from the lender's cash-flow calculation.

For an owner-occupied business facility, the operating company's repayment capacity is central. Rental-property NOI alone may not answer whether the business can afford the debt.

Credit, financial statements, liquidity, experience, guarantees, and property condition also matter. Our commercial mortgage requirements guide covers the detailed eligibility and documentation review.

Underwriting reference: OCC Commercial Real Estate Lending handbook.

Bennett Capital Partners Mortgage Brokers helps arrange acquisition, refinance and improvement financing for commercial property owners and investors. Start with the property's actual use and operating performance, then match the financing to the business plan.

A triple-net, or NNN, lease generally assigns property taxes, insurance and maintenance expenses to the tenant, but the actual lease controls. Tenant quality and remaining lease duration matter; the NNN label alone does not establish financing eligibility.

Apartment properties with five or more units have a separate multifamily financing hub. For smaller apartment requests, review the 5-8-unit DSCR option alongside the applicable commercial program requirements.

Plan construction and permanent financing together.

The construction budget and the exit belong in the same conversation. Establish how much equity is needed, when funds can be drawn, and what must happen before the property can support longer-term debt.

Construction and condominium development

For a commercial building, apartment project, or Florida condominium development, prepare sponsor experience, site control, approvals, contractor information, a detailed budget, contingency, and a construction schedule. Discuss inspections, draws, cost overruns, and completion obligations before choosing a structure.

A whole condominium development, including a luxury or branded project, requires a project-level review. Presales, unit-release provisions, branding obligations where applicable, and the sale or refinance plan may affect the request. Explore construction financing. Buyers of an individual unit should use the separate warrantable condo or non-warrantable condo mortgage page.

For improvements to an individual residence, review residential renovation financing; consumer mortgages and commercial development require different reviews.

The longer-term financing plan

Permanent financing is a longer-term loan category, but the balance may still be due before it is fully amortized. Compare fixed or floating rates, maturity, reserves, prepayment terms, and the operating performance required for an eventual refinance. A planned exit is not a commitment to fund it.

Use the dedicated pages for commercial property refinancing, multifamily refinancing, or apartment rehabilitation and lease-up when those are the main objective.

Compare commercial mortgage proposals using the same requested proceeds, property assumptions, closing date, and expected holding period. A headline interest rate does not show how much cash is needed or how expensive an early exit could be.

Use the commercial mortgage calculator to explore payments and a possible balloon balance. The assumptions are yours; the result is a planning estimate, not a loan offer.

Estimate usable refinance proceeds

Proposed loan proceeds minus the existing payoff, transaction costs, and required escrows or reserves equal the approximate cash available before other adjustments. For example, $1,300,000 less a $1,000,000 payoff and $75,000 in combined costs and reserves leaves $225,000. These are assumed figures, not quoted fees or an available cash-out amount.

Plan the balloon or bridge-loan exit before closing. A future refinance will depend on income, value, market conditions, and program availability at that time. It is not guaranteed.

Request current records before relying on projected returns. Florida insurance costs, flood exposure, taxes, and building condition can change both the cash required and the income used to size a loan.

A lease may allocate certain costs to a tenant, but collectability and the lease wording still matter. Budget for leasing commissions, tenant improvements, and periods without rent when evaluating a property with upcoming lease expirations.

Bennett Capital Partners Mortgage Brokers helps investors and business owners compare commercial real estate financing from our Brickell office in Miami. This site serves financing requests for properties in Florida.

Philip Bennett, founder, NMLS 1098318, brings more than 25 years of mortgage experience. Meet Philip Bennett. We coordinate the financing request; the selected lender determines its terms and makes the credit decision.

Start with the address, property type, current rent roll or business use, operating statements, purchase price or value estimate, requested proceeds, available equity, and deadline. We use those facts to identify which financing paths merit a full submission.

Questions about multiple pledged properties or the borrowing entity? Review our guides to cross-collateralization and LLC property financing before discussing the proposed structure.

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Aircraft and yachts are separate from commercial real estate. We first confirm whether a suitable financing specialist is available and whether the request would be handled through brokerage or referral. The real estate options above do not establish eligibility for an aircraft or vessel.

Aviation financing

Discuss an aircraft acquisition or refinance with the intended personal or business use, aircraft specifications, purchase agreement or existing debt, and ownership structure. Valuation, maintenance records, insurance and the proposed use help determine which specialist should review the request.

Yacht financing

For a yacht purchase or refinance, begin with the vessel's details, intended private or charter use, ownership, registration and current location. A marine specialist can explain the survey, valuation, insurance and documentation required for the proposed transaction.

Discuss a specialty financing request →