When it comes to investing in commercial real estate, securing financing is often a crucial step in the process. In Kentucky, there are a variety of financing options available for different types of commercial properties, including multifamily, office, industrial, retail, self-storage, and hospitality. Understanding the current state of the economy and real estate market in Kentucky can help investors make informed decisions about financing their commercial properties.

Economy in Review

According to the Bureau of Labor Statistics, Kentucky's unemployment rate was 5.0% as of August 2021, slightly higher than the national average of 4.8%. However, the state has seen steady job growth over the past year, with an increase of 2.6% in nonfarm employment from August 2020 to August 2021. The state's economy is diverse, with major industries including healthcare, manufacturing, and transportation.

Multifamily Market

The multifamily market in Kentucky has remained strong despite the pandemic. According to a report by CBRE, the state's multifamily vacancy rate was 5.8% in Q2 2021, down from 6.3% in Q2 2020. Average rent prices have also increased, with a year-over-year growth rate of 4.3%. Financing options for multifamily properties in Kentucky include conventional loans, FHA loans, and Fannie Mae and Freddie Mac loans.

Office Market

The office market in Kentucky has faced some challenges due to remote work trends during the pandemic. However, there are signs of recovery as businesses begin to return to in-person work. According to CBRE, the office vacancy rate in Louisville was 12.9% in Q2 2021, up from 11.8% in Q2 2020. Financing options for office properties in Kentucky include conventional loans, SBA loans, and CMBS loans.

Industrial Market

The industrial market in Kentucky has been a bright spot in the state's real estate market. According to CBRE, the state's industrial vacancy rate was 4.5% in Q2 2021, down from 5.1% in Q2 2020. The state's central location and strong transportation infrastructure make it an attractive location for industrial businesses. Financing options for industrial properties in Kentucky include conventional loans, SBA loans, and CMBS loans.

Retail Market

The retail market in Kentucky has faced some challenges due to the pandemic and the rise of e-commerce. According to CBRE, the state's retail vacancy rate was 7.9% in Q2 2021, up from 7.3% in Q2 2020. However, there are still opportunities for investors in certain submarkets and property types. Financing options for retail properties in Kentucky include conventional loans, SBA loans, and CMBS loans.

Self-Storage Market

The self-storage market in Kentucky has remained strong despite the pandemic. According to a report by Yardi Matrix, the state's self-storage occupancy rate was 91.4% as of August 2021, up from 90.6% in August 2020. Average rent prices have also increased, with a year-over-year growth rate of 3.9%. Financing options for self-storage properties in Kentucky include conventional loans and SBA loans.

Hospitality Market

The hospitality market in Kentucky has faced significant challenges due to the pandemic and related travel restrictions. According to CBRE, the state's hotel occupancy rate was 47.7% in Q2 2021, down from 56.5% in Q2 2020. However, there are signs of recovery as travel restrictions ease and vaccination rates increase. Financing options for hospitality properties in Kentucky include conventional loans and SBA loans.

Commercial Real Estate Loans by Purpose

There are many types of loans available for commercial properties in Kentucky, and the best fit for you depends on your investment strategy. Here are some broad categories of financing available.

Permanent Financing

Permanent financing is a type of loan that remains in place for an extended period of time. It's commonly used to finance the acquisition of commercial properties or to refinance existing debt. Types of permanent financing include bank loans, loans from government-sponsored entities like Fannie Mae and Freddie Mac, HUD loans, credit union loans, loans from life insurance companies, commercial mortgage backed securities (CMBS) loans, and other types of loans depending on the specifics of the commercial property.

Refinancing a Commercial Real Estate Property in Kentucky

I wouldn't quite call this a separate type of loan, but I have to mention refinancing in here. These are typically permanent loans (but not always) used to pay down an existing, partially amortizing or interest-only loan.

Often you may be able to time a refinance to happen after an interest rate drop — an ideal solution — but if your loan is maturing during a period of higher rates, you shouldn't stress too much about this. We'll work with you to find the best loan terms for your commercial property by reaching out to potentially thousands of lenders. Just complete the form below, and we'll get to it.

Construction Financing

Construction financing, also known as interim financing, is used to finance the cost of construction for commercial properties. It is usually a short-term loan that covers the cost of land development and building construction. Once construction is completed, the borrower can typically convert this into a permanent loan or pay it off with a new loan.

Bridge Loans

Bridge loans are a type of short-term loan that can be used to cover costs in the interim period between the end of one loan and the beginning of another. They are typically used in commercial real estate to finance the transition between construction financing and permanent financing. Bridge loans generally have higher costs than most other financing options and are often interest-only and non-recourse.

Commercial Real Estate Loans by Type

Depending on the purpose of your loan, you will have several financing options available to meet your investment goals. Read below to learn more about specific loan types.

Bank Loans

Bank loans are a common financing option for commercial real estate in Kentucky. They can offer competitive interest rates and flexible terms, but the specifics can vary greatly from bank to bank. While they may not always be the best fit for larger, more complex projects, they can be an excellent option for smaller, simpler properties.

Life Company Loans

Life company loans are typically used to finance high-quality assets in major markets. They generally have lower loan-to-value ratios than most other loan types but offer competitive interest rates and long terms. However, they may not be suitable for riskier projects or properties in less established markets.

Agency Loans

Agency loans, offered by government-sponsored entities like Fannie Mae and Freddie Mac, are typically used for properties that are mostly multifamily. They offer attractive loan terms, low, fixed interest rates, and are non-recourse. However, there are restrictions on the amount of income that can come from other commercial uses.

HUD Loans

HUD multifamily loans are government-backed loans that are primarily used for the construction, substantial rehabilitation, purchase, and refinancing of multifamily properties. These loans offer long-term, non-recourse financing with competitive interest rates but have extensive requirements for qualification.

CMBS Loans

Commercial Mortgage Backed Securities (CMBS) loans are a type of mortgage-backed security backed by commercial real estate loans. Lenders focus more on the strength of the property than the borrower's credit, making them a good option for properties with strong cash flow.

SBA Loans

Small Business Administration (SBA) loans, such as the SBA 7(a) and SBA 504, offer attractive financing options for small businesses. However, the maximum amount for an SBA 7(a) loan is $5 million, while SBA 504 loans can go up to $20 million. They cannot be used for multifamily properties and are only available for properties that the business owner occupies.

Mezzanine Loans

Mezzanine financing is a hybrid form of financing that combines elements of debt financing and equity investment. It is typically used in commercial real estate to fill a funding gap between the primary loan and the total cost of a project.

Commercial Property Insurance in Kentucky

This part isn't about loans, but it's just as important to your investment's success. Let's talk (quickly) about insurance.

Insurance premiums have skyrocketed in the past few years, as I'm sure you know. While multifamily gets a lot of the attention, rates for insuring anything from office buildings to shopping centers have jumped significantly.

Janover Insurance Group is dedicated to finding the best insurance solutions for your commercial real estate assets in Kentucky. Click to get a free insurance quote for your property — no obligation.

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