Commercial Real Estate Loan Rates Today
Current rate ranges across all our loan products. Updated monthly based on actual deals we place with lenders in our network.
Updated May 2026
| Loan Type | Rate Range | Term | Max Leverage |
|---|---|---|---|
Bridge Loans Short-term, interest-only. Close in 7-10 days. | 8–12% | 12-24 months | 70% LTV |
Construction / Development Ground-up and heavy rehab. Funded in draws. | 9–12% | 12-24 months | 85% LTC |
Renovation / Rehab Up to 100% of rehab costs financed. | 9–12% | 12 months | 90% LTC |
Fix & Flip Interest-only, no prepayment penalty. | 9–12% | 12 months | 95% LTC |
DSCR / Rental Qualify on property cash flow, no income verification. | 8–11% | 12-24 months | 75% LTV |
Bridge Loans
Short-term, interest-only. Close in 7-10 days.
Rate
8–12%
Term
12-24 months
Max LTV
70%
Construction / Development
Ground-up and heavy rehab. Funded in draws.
Rate
9–12%
Term
12-24 months
Max LTC
85%
Renovation / Rehab
Up to 100% of rehab costs financed.
Rate
9–12%
Term
12 months
Max LTC
90%
Fix & Flip
Interest-only, no prepayment penalty.
Rate
9–12%
Term
12 months
Max LTC
95%
DSCR / Rental
Qualify on property cash flow, no income verification.
Rate
8–11%
Term
12-24 months
Max LTV
75%
Rates shown are typical market ranges. Actual rate depends on your specific deal, property, and borrower profile. All loans are interest-only.
What Affects Your Rate
Six factors that determine where your specific deal falls within the rate range.
Credit Score
660+ minimum, 720+ best rates
LTV / LTC Ratio
Lower leverage = better rates (-0.25 to -1%)
Property Type
Multifamily best, hospitality highest
Borrower Experience
Repeat borrowers save -0.5 to -1%
Loan Size
$5M+ deals get slightly better rates
Exit Strategy
Clear refinance path = lower rate
Current Market Context
The commercial real estate lending market in 2026 is shaped by Federal Reserve policy, inflation expectations, and the broader credit environment. Bridge and construction lenders typically price loans at 5-7% above the 1-year Treasury, while DSCR rates follow longer-term Treasury yields more closely.
Compared to bank lending (typically 6-8% for stabilized properties), private bridge and construction lenders charge a premium for speed, flexibility, and willingness to fund value-add and transitional assets. Most borrowers use bridge debt for 12-24 months, then refinance into cheaper permanent financing once the property is stabilized.
Hard money lenders price even higher (10-15%) due to higher risk tolerance and faster execution. Our broker network sits in between: we place deals with institutional private lenders who balance speed with competitive pricing in the 8-12% range.
Comparison vs Other Lenders
How private bridge lending compares to other CRE capital sources on rate, speed, documentation, and use case.
| Lender Type | Rate Range | Speed | Documentation | Best For |
|---|---|---|---|---|
Traditional Banks | 6–8% | 60–90 days | Heavy (full docs) | Stabilized properties, prime borrowers |
Credit Unions | 6.5–9% | 45–60 days | Heavy | Local relationships, smaller loans |
Life Insurance Cos | 5.5–7.5% | 60–90 days | Heavy | $5M+ stabilized assets, long-term |
Private Bridge (us) | 8–12% | 7–10 days | Light (asset-focused) | Speed, value-add, transitional |
Hard Money Lenders | 10–15% | 5–7 days | Minimal | Distressed deals, short-term flips |
CMBS Loans | 5.5–7% | 60–120 days | Heavy | $10M+ stabilized, non-recourse |
Traditional Banks
6–8%
Credit Unions
6.5–9%
Life Insurance Cos
5.5–7.5%
Private Bridge (us)
8–12%
Hard Money Lenders
10–15%
CMBS Loans
5.5–7%
Bridge loans cost more than bank loans for two reasons: speed and risk. Banks take 60–90 days to close because they underwrite the borrower as much as the asset, tax returns, global cash flow, personal guarantees, committee review. Private bridge lenders close in 7–10 days by focusing on the asset itself and accepting transitional, value-add, or non-stabilized properties that banks will not touch. The 2–4% rate premium is the cost of speed, certainty, and flexibility.
Each channel makes sense for a different deal. If your property is stabilized, your credit is clean, and you have 60–90 days, a bank, credit union, life company, or CMBS loan will almost always beat us on rate. If you need to close in two weeks on a value-add acquisition, fund a reposition, or bridge a gap until permanent financing, private bridge is the right tool. Hard money sits one step further out, faster and lighter still, but pricier, and fits distressed deals or short-hold flips where a few extra points of rate are irrelevant next to execution risk.
Working with a broker like Passy Capital gives you access to all of these channels through a single conversation. We are not a lender, we are not stuck pushing one product. We know which life company is hungry for multifamily this quarter, which bridge shop will stretch to 75% LTV on industrial, and which bank is actually closing construction deals this month. One intake, one set of documents, and we run your deal against the channels that fit, so you end up in the cheapest capital your deal actually qualifies for, not just the capital one lender happens to sell.
Get a Real Quote
These are typical ranges. Your actual rate depends on your deal. Submit your deal and we will respond within 24 hours with real numbers.
Frequently Asked Questions
How often do CRE loan rates change?
Bridge and construction loan rates are tied to short-term capital costs and can move weekly, but most lenders update their rate sheets monthly. DSCR rates tend to be more stable. We update this page monthly to reflect the current market.
Why are bridge loan rates higher than bank rates?
Bridge lenders take on more risk: they fund quickly (7-10 days vs 60-90 days for banks), accept properties that don't yet qualify for permanent financing, and require less documentation. Higher risk and faster execution = higher rates. Most borrowers refinance into cheaper bank debt within 12-24 months.
What gets me the lowest rate?
Lower LTV/LTC, higher credit score (720+), repeat borrower history, larger loan size ($5M+), and stronger property type (multifamily and industrial typically beat retail and hospitality). Each factor can shave 0.25-1% off your rate.
Are these rates guaranteed?
No. These are typical market ranges based on current conditions. Your actual rate depends on your specific deal, property type, location, leverage, borrower profile, and exit strategy. Submit your deal to get a real quote within 24 hours.
Do you offer rate locks?
Most bridge and construction lenders rate-lock at term sheet stage, typically for 30-60 days. Rate locks give you certainty during due diligence and closing. We negotiate locks on every deal we place.