Financing Commercial Real Estate in Metro Orlando
The first question is who will use the building. A business occupying its own building can use SBA programs. An investor’s loan is sized to the property’s income, so rents, taxes and insurance set how much you can borrow. Start with the loan sizer and the DSCR calculator.
In Florida, insurance and property taxes often decide loan size. A higher wind premium or a reset tax bill reduces NOI, and that lowers the loan. Get a real insurance quote early, especially on older buildings or those near flood zones.
Linton Global Solutions is not a lender. Linton LenderMatch helps match a deal to active lenders, and rates and terms always come from the lender.
- Decide whether you are an owner-user or an investor.
- Estimate rebased NOI, including new taxes and insurance.
- Size the loan on DSCR, LTV and debt yield.
- Choose the program that fits your timeline and business plan.
- Gather financials, the rent roll and operating statements, then request term sheets.
- Budget for appraisal, Phase I, survey, title and Florida loan taxes.
Orlando loan options compared
| Loan | Best for | Typical equity | Watch for |
|---|---|---|---|
| SBA 504 | Owner-users occupying 51%+ of an existing building | Often 10%; can be higher | Occupancy rules, guarantees, program limits |
| SBA 7(a) | Owner-users, including business acquisition | Often 10% or more | Usually floating rate and program fees |
| Bank or credit union | Local investors and stabilized property | Often 25%–35% | Recourse, covenants, shorter terms |
| Agency multifamily | Stabilized apartments | Often 20%–35% | Prepayment terms and reserves |
| CMBS | Stabilized income property | Often 25%–40% | Rigid servicing and prepayment costs |
| Bridge | Lease-up or repositioning | Varies | Higher rates and a required exit |
| Hard money | Speed or a difficult property | Varies | High cost and short term |
Typical ranges only; terms vary by lender, borrower and property. Source for SBA: U.S. Small Business Administration.
How lenders size an Orlando loan
Lenders apply several tests and lend the lowest result. Worked example with hypothetical numbers: NOI of $294,000 at a 1.25 DSCR supports annual debt service of $235,200. A loan constant of 8.3% then supports about $2.83 million. On a $4.2 million purchase, 65% LTV gives $2.73 million, so the LTV limit governs and the buyer needs more equity.
Florida taxes on a new mortgage
| Loan | Note stamps ($0.35/$100) | Intangible tax (0.2%) | Total |
|---|---|---|---|
| $1,000,000 | $3,500 | $2,000 | $5,500 |
| $1,500,000 | $5,250 | $3,000 | $8,250 |
| $5,000,000 | $17,500 | $10,000 | $27,500 |
Source: Florida Department of Revenue. Use the doc stamp calculator for your numbers. Confirm any exceptions with your closing agent.
Refinancing an existing loan
If your loan matures soon, start early. A lower NOI or a higher rate can leave a gap between your balance and the new loan. Run the refinance calculator, then compare a pay-down, a bridge loan, added equity or a sale. See Florida mortgage rates for current context.
Asset Classes Active in Orlando
Orlando attracts distinct buyer and tenant pools by asset class. Each card below opens our Florida-wide guide for that asset class — cap rate ranges, buyer demand profile, financing programs, and underwriting framework — applicable to Orlando finance-side transactions.
Financing an Orlando Deal?
Tell us the property, price and your plan. We show which loan types fit and which lenders to approach, before you spend money on third-party reports.
Frequently Asked Questions — Orlando Finance
How much down payment do I need for an Orlando commercial loan?
Owner-users can often put about 10% down with SBA 504 or 7(a) financing. Investors usually need 25% to 35%, depending on the property, the DSCR and the lender.
What DSCR do Orlando commercial lenders want?
Many want about 1.25 or higher, meaning NOI is at least 1.25 times annual debt service. Riskier properties may need more. Lenders use their own adjusted NOI, including rebased taxes and insurance.
What Florida taxes apply to a commercial mortgage?
Documentary stamps of $0.35 per $100 on the note and a 0.2% nonrecurring intangible tax on the mortgage, about 0.55% of the loan combined. On a $1.5 million loan that is about $8,250, usually paid by the borrower.
How long does a commercial loan take to close?
Often 45 to 90 days for bank and permanent loans, and longer for SBA or agency programs. Bridge and hard-money lenders can move faster. Third-party reports often set the timing.
Can I get a loan on a vacant or transitional building?
Usually through a bridge, hard-money or owner-user SBA loan rather than a permanent loan, because there is little current income to support debt. Lenders will want a clear plan and exit.
Is Linton Global Solutions a lender?
No. Linton Global Solutions is a real estate brokerage and advisory firm. Linton LenderMatch helps match deals with lenders, and all rates, terms and approvals come from the lender.
