West Virginia is a state with a diverse economy, ranging from natural resources to healthcare and education. The state has a population of approximately 1.8 million people, with a median household income of $48,850. The cost of living in West Virginia is lower than the national average, making it an attractive location for businesses and investors.

Economy in Review

West Virginia's economy has been steadily growing in recent years, with a GDP of $77.7 billion in 2019. The state's major industries include coal mining, natural gas production, healthcare, education, and tourism. The unemployment rate in West Virginia was 6.5% in December 2020, which is higher than the national average of 6.0%. However, the state has seen a decrease in unemployment since the peak of the COVID-19 pandemic.

Multifamily Market

The multifamily market in West Virginia has remained stable in recent years, with a vacancy rate of 5.5% in 2020. The median rent for a two-bedroom apartment in the state is $800 per month. Financing options for multifamily properties in West Virginia include conventional loans, FHA loans, and USDA loans.

Office Market

The office market in West Virginia has seen some challenges in recent years, with a vacancy rate of 14.3% in 2020. However, the state has seen some growth in the technology and healthcare industries, which could lead to increased demand for office space. Financing options for office properties in West Virginia include conventional loans, SBA loans, and CMBS loans.

Industrial Market

The industrial market in West Virginia has been growing steadily, with a vacancy rate of 6.9% in 2020. The state's major industries, including coal mining and natural gas production, have contributed to the growth of the industrial market. Financing options for industrial properties in West Virginia include conventional loans, SBA loans, and bridge loans.

Retail Market

The retail market in West Virginia has seen some challenges in recent years, with a vacancy rate of 10.5% in 2020. However, the state has seen some growth in the healthcare and tourism industries, which could lead to increased demand for retail space. Financing options for retail properties in West Virginia include conventional loans, SBA loans, and CMBS loans.

Self-Storage Market

The self-storage market in West Virginia has remained stable in recent years, with a vacancy rate of 9.4% in 2020. The median rent for a 10x10 unit is $70 per month. Financing options for self-storage properties in West Virginia include conventional loans, SBA loans, and bridge loans.

Hospitality Market

The hospitality market in West Virginia has been impacted by the COVID-19 pandemic, with a decrease in tourism and hotel occupancy rates. However, the state has seen some growth in the healthcare industry, which could lead to increased demand for hotel rooms. Financing options for hospitality properties in West Virginia include conventional loans, SBA loans, and CMBS loans. In conclusion, West Virginia offers a diverse range of commercial real estate opportunities for investors and businesses. Financing options for each real estate type vary, but there are many options available to meet the needs of investors. With a growing economy and lower cost of living, West Virginia is an attractive location for those looking to invest in commercial real estate.

Commercial Real Estate Loans by Purpose

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

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 West Virginia. 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 West Virginia

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