Commercial property loans in Pennsylvania are essential for investors and business owners looking to purchase, refinance, or develop commercial real estate. With a diverse economy and various real estate markets, Pennsylvania offers numerous opportunities for investment in multifamily, office, industrial, retail, self-storage, and hospitality properties. This article will provide an overview of the economy and each real estate market in Pennsylvania, as well as financing options available for each property type.

Understanding the economic landscape and market trends in Pennsylvania is crucial for making informed decisions about commercial property loans. Data from the Bureau of Labor Statistics and U.S. Census Bureau will be referenced to provide a comprehensive picture of the state's economy and real estate markets.

Economy in Review

Pennsylvania's economy is diverse, with major industries including manufacturing, healthcare, education, and technology. According to the Bureau of Labor Statistics, the state's unemployment rate was 6.6% as of May 2021, slightly higher than the national average. However, the state has seen steady job growth in recent years, particularly in the healthcare and technology sectors.

The U.S. Census Bureau reports that Pennsylvania's population has grown modestly over the past decade, with a 2.4% increase between 2010 and 2020. This growth has contributed to increased demand for housing and commercial real estate, creating opportunities for investors and developers in various markets.

Multifamily Market

The multifamily market in Pennsylvania has experienced steady growth due to population increases and demand for rental housing. Financing options for multifamily properties include traditional bank loans, government-backed loans from agencies like Fannie Mae and Freddie Mac, and private lenders.

Office Market

Despite challenges posed by the COVID-19 pandemic, the office market in Pennsylvania remains relatively stable. Investors can explore financing options such as conventional loans, Small Business Administration (SBA) loans, and bridge loans for office properties.

Industrial Market

Pennsylvania's industrial market has benefited from the state's strategic location and strong manufacturing sector. Financing options for industrial properties include traditional bank loans, SBA loans, and private lending.

Retail Market

The retail market in Pennsylvania has faced challenges due to changing consumer preferences and the growth of e-commerce. However, there are still opportunities for investment in well-located retail properties. Financing options include conventional loans, SBA loans, and private lending.

Self-Storage Market

With increasing demand for storage solutions, the self-storage market in Pennsylvania offers potential for growth. Investors can consider financing options such as bank loans, SBA loans, and private lending for self-storage properties.

Hospitality Market

The hospitality market in Pennsylvania has been impacted by the COVID-19 pandemic but is expected to recover as travel restrictions ease. Financing options for hospitality properties include conventional loans, SBA loans, and private lending.

Commercial Real Estate Loans by Purpose

There are many types of loans available for commercial properties in Pennsylvania, 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 Pennsylvania

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 Pennsylvania. 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 Pennsylvania

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 Pennsylvania. Click to get a free insurance quote for your property — no obligation.

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