Commercial property loans in Vermont are essential for investors and business owners looking to acquire, develop, or refinance commercial real estate. This article provides an overview of the economy and various commercial property markets in Vermont, including multifamily, office, industrial, retail, self-storage, and hospitality. We will also discuss financing options for each real estate type and reference data from the Bureau of Labor Statistics and U.S. Census Bureau where relevant.

Economy in Review

Vermont's economy is diverse, with key industries including agriculture, manufacturing, tourism, and technology. According to the Bureau of Labor Statistics, the state's unemployment rate was 2.9% as of September 2021, lower than the national average. The U.S. Census Bureau reports that Vermont's population has remained relatively stable over the past decade, with a slight increase in recent years.

Despite its small size, Vermont has a strong economic foundation that supports various commercial property markets. The state's commitment to sustainable growth and development has attracted businesses and investors seeking opportunities in this picturesque New England region.

Multifamily Market

The multifamily market in Vermont is driven by demand for rental housing in urban areas and college towns. Financing options for multifamily properties include traditional bank loans, government-backed loans from agencies like Fannie Mae and Freddie Mac, and private lenders. Investors should consider factors such as population growth, employment opportunities, and local amenities when evaluating potential multifamily investments.

Office Market

Vermont's office market is primarily concentrated in cities like Burlington and Montpelier. Demand for office space is driven by the state's growing technology sector and professional services industries. Financing options for office properties include conventional bank loans, Small Business Administration (SBA) loans, and private lending. Investors should consider factors such as vacancy rates, rental rates, and local economic trends when evaluating potential office investments.

Industrial Market

The industrial market in Vermont is supported by the state's manufacturing, distribution, and warehousing sectors. Financing options for industrial properties include traditional bank loans, SBA loans, and private lending. Investors should consider factors such as transportation infrastructure, access to major markets, and local economic trends when evaluating potential industrial investments.

Retail Market

Vermont's retail market is driven by consumer spending in both urban and rural areas. Financing options for retail properties include traditional bank loans, SBA loans, and private lending. Investors should consider factors such as population growth, consumer spending trends, and local competition when evaluating potential retail investments.

Self-Storage Market

The self-storage market in Vermont is supported by the state's growing population and demand for additional storage space. Financing options for self-storage properties include traditional bank loans, SBA loans, and private lending. Investors should consider factors such as population growth, local competition, and market saturation when evaluating potential self-storage investments.

Hospitality Market

Vermont's hospitality market benefits from the state's thriving tourism industry, which includes skiing, hiking, and other outdoor recreational activities. Financing options for hospitality properties include traditional bank loans, SBA loans, and private lending. Investors should consider factors such as tourism trends, local competition, and seasonal fluctuations when evaluating potential hospitality investments.

Commercial Real Estate Loans by Purpose

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

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 Vermont. 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 Vermont

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