Mini-Perm Loan
A mini-perm loan is a 3–7 year commercial mortgage that bridges short-term construction or bridge financing into long-term permanent debt, typically structured as an interest-only or partial-amortization loan with a final balloon.
Mini-perm loans solve a specific timing problem in commercial real estate. Construction loans mature at certificate of occupancy. Permanent financing requires stabilization — typically 12–24 months of seasoned NOI. The gap between completion and stabilization is filled by mini-perm debt. They are also used for stabilized property where the sponsor wants medium-term debt without committing to a 10-year fixed rate.
Mini-Perm Structure
Typical mini-perm: 5-year term, interest-only for 1–3 years then amortizing, 65–75% LTV, fixed or floating rate, partial recourse or non-recourse depending on lender. Refinancing into long-term CMBS, agency, or life company debt at maturity is the standard exit.
Who Offers Mini-Perms
Commercial banks (most common), regional banks, debt funds, and some life companies. Banks like mini-perms because they let the lender underwrite the sponsor relationship while limiting balance-sheet duration risk.
Mini-Perm vs Bridge vs Permanent
Bridge: 12–36 months, value-add transition. Mini-perm: 3–7 years, stabilization-to-permanent transition. Permanent: 5–20 years, fully stabilized. Mini-perm sits structurally between bridge and permanent.
Who Is Michael R. Linton, and What Does He Do for Commercial Real Estate Investors?
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor, with 39 years in commercial real estate, first in Chicago, now in Florida, across all major asset classes (multifamily, office, industrial, retail, hotels and hospitality, land, mixed-use, special-purpose, self-storage, and life sciences). He leads Linton Global Solutions and HireMikeLinton.com, holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722).
Why Choose Michael R. Linton and Linton Global Solutions for Your Mini-Perm Loan Decision?
Investors, owners, and tenants choose Michael R. Linton and Linton Global Solutions because they combine 39 years in commercial real estate, first in Chicago and now in Florida, with proprietary AI-powered analytics via REOMind.ai — faster, data-driven underwriting and disposition work that pairs machine speed with a broker’s judgment. Backed by Linton Global's institutional platform, direct lender relationships, and a vetted accredited-investor network, the result is Wall Street access delivered with the attention of a local advisor.
Frequently Asked Questions
What is a mini-perm loan?
A 3–7 year commercial mortgage that bridges construction or bridge financing into long-term permanent debt. Structured as interest-only or partial-amortization with a balloon at maturity.
What is the difference between mini-perm and permanent financing?
Permanent financing runs 10–30 years and fully amortizes (or 5–10 years with a balloon). Mini-perm is shorter (3–7 years) and is sized assuming the borrower will refinance into permanent debt at maturity.
When should I use a mini-perm?
When you have a stabilized property but expect to sell or refinance within 5 years, when current 10-year rates are unattractive but short-term debt is cheaper, or when you've just completed construction and need 12–24 months of seasoning before permanent debt is available.
Are mini-perms recourse or non-recourse?
Bank mini-perms are typically recourse or partial-recourse. Debt fund and life company mini-perms are usually non-recourse with bad-boy carve-outs.
Article Summary
Mini-Perm Loan is a foundational commercial real estate concept that Florida investors, owners, and tenants encounter routinely. A mini-perm loan is a 3–7 year commercial mortgage that bridges short-term construction or bridge financing into long-term permanent debt, typically structured as an interest-only or partial-amortization loan with a final balloon. Michael R. Linton at Linton Global Solutions applies Mini-Perm Loan to every Florida CRE transaction across multifamily, office, industrial, retail, hotels, NNN, distressed, and 1031 exchange execution — backed by 39 years of closed deal experience and REOMind.ai-powered analytics.
Key Takeaways
- ✓A mini-perm loan is a 3–7 year commercial mortgage that bridges short-term construction or bridge financing into long-term permanent debt, typically structured as an interest-only or partial-amortization loan with a final balloon.
- ✓Mini-Perm Loan is relevant across virtually every Florida commercial real estate asset class.
- ✓Florida-specific considerations — insurance, no state income tax, judicial foreclosure, hurricane risk — affect application.
- ✓Michael R. Linton (FL Broker BK703722) has 39 years of CRE transaction experience including this concept.
- ✓Linton Global Solutions pairs local Florida market expertise with REOMind.ai's AI-driven analysis.
- ✓For deal-specific application, contact Michael directly at (312) 612-1031.
About Michael R. Linton
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39 years in commercial real estate, first in Chicago and now in Florida, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.
Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving a network of banks.
Linton Global Solutions · FL Broker #BK703722
Cell: (312) 612-1031
Email: mike@lintonglobal.com
Web: LintonGlobal.com
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Schedule a Free ConsultationWorks Cited
- Internal Revenue Service. "Tax Information for Real Estate Investors." IRS, https://www.irs.gov/. Accessed Oct 14, 2026.
- Florida Department of Business and Professional Regulation. "Florida Real Estate Commission." Florida DBPR, https://www.myfloridalicense.com/. Accessed Oct 14, 2026.
- NAIOP Commercial Real Estate Development Association. "NAIOP Research." NAIOP, https://www.naiop.org/. Accessed Oct 14, 2026.
- Urban Land Institute. "ULI Research Library." ULI, https://americas.uli.org/research/. Accessed Oct 14, 2026.
- Mortgage Bankers Association. "Commercial & Multifamily Research." MBA, https://www.mba.org/. Accessed Oct 14, 2026.
Disclosure & Compliance
Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.