Commercial Real Estate Loans — Up to 90% CLTV
Most commercial lenders cap combined loan-to-value at 65-75% and won’t touch deals with seller carrybacks, subordinate liens, or non-standard capital stacks. That rigidity kills real transactions. Our commercial real estate loan program is built differently: up to 90% CLTV, with the flexibility to accommodate seller carry-backs and 2nd liens behind our 1st mortgage position. If your deal has a creative structure, this is the program to bring it to.
Whether you’re a real estate investor acquiring a mixed-use building or a commercial broker structuring a deal that no conventional lender will touch, our program gives you the leverage and flexibility to execute. See our full loan programs and bridge loan options for the complete picture.
Eligible Property Types
This program covers six commercial property categories, each with distinct investor use cases:
- Mixed-Use: Properties combining retail or office space with residential units.
- Multi-Family: 5+ unit apartment buildings and larger residential income properties.
- Retail: Strip centers, standalone retail, and neighborhood shopping centers.
- Warehouse: Industrial, distribution, and light manufacturing facilities. See our industrial property financing and warehouse financing programs.
- Self-Storage: Climate-controlled and standard storage facilities.
- Automotive: Auto dealerships, service centers, car washes, and automotive-related commercial facilities. See our automotive repair facility financing program.
Why Investors Use This Program
Seller Carryback Structures
A seller carryback allows sellers to finance a portion of the purchase price through a subordinate note. At 90% CLTV, there’s room in the capital stack for a seller 2nd without exceeding the combined leverage limit.
2nd Lien Structures
Our program permits qualifying 2nd liens behind our 1st mortgage position, within the 90% combined cap.
Deals That Don’t Fit Rigid Boxes
This program is built for real-world deal complexity. If your deal involves a construction or rehab component, our construction financing programs address that phase directly.
Program Highlights
- Up to 90% CLTV — the combined total of 1st mortgage plus any subordinate financing
- Seller carrybacks permitted within CLTV cap
- 2nd liens permitted behind our 1st mortgage position
- Eligible property types: Mixed-Use, Multi-Family, Retail, Warehouse, Self-Storage, Automotive
- Designed for broker-originated transactions with complex capital structures
- Evaluated on real-world deal merit, not rigid standardized criteria
- All financing subject to underwriting approval and program eligibility
Who This Is For
Real Estate Investors
Investors acquiring commercial properties who need leverage above what conventional lenders provide, or who are structuring acquisitions with seller participation or subordinate financing.
Commercial Mortgage Brokers
Brokers who specialize in commercial transactions and routinely encounter deals that institutional lenders decline on structural grounds. Bring us the scenarios you’ve been told can’t be done.
Intermediaries and Deal Structurers
Investors and advisors who structure complex commercial transactions including equity partners, family offices, and investors combining multiple capital sources.
Commercial CLTV — Frequently Asked Questions
What does 90% CLTV mean for a commercial loan?
CLTV stands for Combined Loan-to-Value — the total of all liens against a property divided by its appraised value. At 90% CLTV, the combined balance of our 1st mortgage plus any subordinate financing can reach up to 90% of the property’s appraised value. Subject to underwriting approval and program eligibility.
Does the seller carryback have to be disclosed and documented?
Yes. All subordinate financing — including seller carrybacks — must be disclosed and included in the CLTV calculation. Full documentation and disclosure is required. All financing is subject to underwriting approval.
Are all six property types available in every market?
Program availability varies by market and specific property characteristics. Submit your commercial scenario for review and our team will evaluate eligibility. Subject to program eligibility and underwriting approval.
What information do you need to evaluate a commercial scenario?
Submit the property address, property type, estimated value, proposed capital structure, and a brief description of the transaction. Submit your commercial scenario here.
Submit Your Commercial Scenario
If you have a commercial deal that needs 90% CLTV, seller carryback flexibility, or 2nd lien accommodation, submit it for review. Our Capital Desk evaluates commercial scenarios on their deal merit.
You can also review our portfolio loan programs and bridge financing options for additional commercial and investment property structures. All financing is subject to underwriting approval and program eligibility.