Boston Apartment Loans
Loans from $1 Million to $25 Million+
|Boston Apartment Loan Rates Over $6,000,000||Rates (start as low as)||LTV|
|Apartment 5 Year Fixed Loan Rates||5.37%||Up to 80%||Get Free Quote|
|Apartment 7 Year Fixed Loan Rates||5.12%||Up to 80%||Get Free Quote|
|Apartment 10 Year Fixed Loan Rates||5.08%||Up to 80%||Get Free Quote|
|Boston Apartment Loan Rates Under $6,000,000||Rates (start as low as)||LTV|
|Apartment 5 Year Fixed Loan Rates||5.47%||Up to 80%||Get Free Quote|
|Apartment 7 Year Fixed Loan Rates||5.22%||Up to 80%||Get Free Quote|
|Apartment 10 Year Fixed Loan Rates||5.18%||Up to 80%||Get Free Quote|
Select Commercial has excellent Boston Apartment loan products and options available for owners and purchasers of multifamily properties throughout the city of Boston. Whether you are looking to finance a small apartment building, a complex with hundreds of units, or a co-operative, we can help you find the optimal financing solution to meet your Apartment mortgage loan needs. While we lend across the entire continental US, we are able to give our best rates and loan programs to certain areas that we feel are strong markets. Boston is one of the cities that we consider to be a premium market and we actively look to originate good quality loans here for our clients. We have a diverse array of many available loan products to help qualified Boston MA borrowers looking to purchase or refinance an apartment property. We offer apartment loans with terms and amortizations up to 30 years, recourse and non-recourse, and many options for prepayment. We typically approve Apartment building loans within 1 day and usually close within 45 days of application. Our clients love our simplified application process, 24-hour pre-approvals with no-cost and no-obligation, great rates and terms, fast closings and personalized service. If you are looking to purchase or refinance an apartment building, don't hesitate to contact us. For more information on multifamily loans, check out how to get the best rate on a multifamily loan and how to get the best rates on an apartment refinance.
Boston Apartment Loan Benefits
Boston Apartment Loan rates start as low as 5.08% (as of September 25th, 2022)
• A commercial mortgage broker with over 30 years of lending experience
• No upfront application or processing fees
• Simplified application process
• Up to 80% LTV on multifamily financing
• Terms and amortizations up to 30 years
• Multifamily loans for purchase and refinance, including cash-out
• 24 hour written pre-approvals with no cost and no obligation
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A three year journey
"Thanks Stephen for all of your hard work in getting our deal closed! I appreciate your professionalism and patience throughout a complicated process. You always were there for my partner and I whenever we had questions and needed answers quick. It was a pleasure to have worked with you and Select Commercial!"
Boston Apartment Loan Types We Serve
If you are looking to purchase or refinance a Boston apartment building, don't hesitate to contact us. We arrange financing in the city of Boston for the following:
- Large urban high-rise multifamily buildings
- Suburban garden multifamilycomplexes
- Small multifamily buildings containing 5+ units
- Underlying cooperative multifamily building loans
- Portfolios of small multifamily properties and/or single-family rental properties
- Other multi-family and mixed-use properties
Boston Apartment Loan Helpful ArticlesHow to Get the Best Rate on a Multifamily Loan
Fannie Mae and Freddie Mac 2022 Update
How To Get The Best Rates On An Apartment Refinance
What Do Underwriters Look for When Evaluating Apartment Loans?
What You Need to Know About Freddie Mac SBL Multifamily Loans
How to Calculate Debt Service Coverage Ratio for Apartment Loans
Apartment Occupancy Levels – Concern in Some Major US Markets
How to Invest in an Apartment Building
Are You Shopping for an Apartment Building Loan?
How to Buy an Apartment Building
What Are Commercial Mortgage Lenders Looking for These Days
How to Qualify for a Great Rate When Refinancing Your Apartment Building
2022 Boston Apartment Loan Outlook
Boston Area Recovery Underway; Class C Apartment Sales Drive Current Activity
Renter demand is expected to go back to normal after the uptick in 2021. Boston’s employment market showed worker advances slightly above the national average in 2021 after suffering major job losses due to the Northeast’s strict lockdown procedures during Covid-19. As pandemic issues receded, many area colleges and universities ended remote learning, causing students and staff to return to campus and increasing demand for both student housing and higher quality rental units used by faculty. Demand is expected to slow in 2022 following last year’s rental boom and the expectation of many newly constructed units hitting the apartment market. Developers are expected to finalize 5,800 new units by the end of the fourth quarter, an increase from 2021’s eight-year-low level of new construction. Local governmental decisions put in place to slow the spread of COVID-19 variants may slow the path to full economic recovery for the market. Boston’s large education and health services sectors, which are some of the area’s largest employers, are still far from reaching pre-Covid levels.
Lower pricing in the northern section of the city causes active apartment sales activity. Overall sales volume across the Boston area has increased slightly each year since 2015. Almost all of the increases are attributable to sales of Class C apartment properties, particularly those by local investors purchasing property in Essex County. The possibility of increases in capital gains taxes has caused many sellers to sell these properties, while a recent influx of tenants from downtown markets attracts buyer attention. Sales of Class C apartment properties have been selling at just over $200,000 per unit, about one half of the per unit sales price in Suffolk County and $110,000 less than nearby Middlesex County. The suburbs should garner a higher level of institutional investment in 2022, putting increased upward pressure on sales prices.
2022 Apartment Market Forecast and Boston Apartment Loan EconomicsBoston has a National Multifamily Index of 44. Similar to other markets in the Northeast region, Boston scores near the bottom of the ranking index, as the impacts from the Covid-19 pandemic continue.
Employment in Boston is expected to increase by 2.6%. Boston employers are expected to expand staffing by 70,000 employees as the city’s economic recovery slowly continues.
New construction to add 5,800 apartment units. Developers expect to complete a higher number of units than 2021, but still lower than the recent yearly average as building material shortages continue to cause problems for apartment builders.
Vacancy expected to climb 30 basis points. Despite a moderate addition of new apartment units, the slowdown from 2021’s strong demand will push vacancy up to 3.5 percent by the end of 2022.
Rents are up 4.5%. The average effective rent surpasses $2,500 per month as rent growth approaches pre-Covid levels of around 4.00%.
Apartment investment activity for Class C buildings remains competitive in the $1 million to $5 million range, while many out-of-state purchasers focus on luxury properties downtown.
Boston apartment loan rates will start to increase in 2022 as the Federal Reserve starts raising rates to slow the rate of inflation. We will be watching to see if Boston apartment loan rate increases will affect market activity in 2022.
All data provided by Marcus and Millichap
2021 Boston Apartment Market and Trends
Experts anticipate the Boston market to face ample hurdles in 2021. The combination of a large amount of multifamily openings last year was unfortunately timed with the onset of COVID-19. The pandemic considerably lowered the demand for dense urban living and as a result many units were left vacant. It should take a significant amount of time for the Boston multifamily market to reover from a multiyear setback in vacancy. There are about 1,200 new apartment units are slated to open in the Intown area in 2021. This should pose some challenges to the market’s leasing process. While there are a lot of reasons to be cautious about the Boston market, the city is still home to not only some of the world’s best educational institutions but also many prominent employers. As the COVID-19 vaccine continues to be administered, the reopening of these facilities should revitalize the multifamily market and bring more renters back downtown.
Boston’s coastal suburban submarkets are on pace for solid growth in 2021. These markets were much less damaged by COVID-19 than the city’s urban center. Many people who were working from home relocated to larger houses in the less dense suburban areas. Multiple submarkets, including Lowell and Essex County, reported flat or falling vacancy along with climbing rents last year, positioning these areas for strong performance in 2021. Experts anticipate 115,000 jobs to be created in 2021. This does assume that a large portion of Boston residents receive the COVID-19 vaccine. If this occurs, employment should rise to within 6 percent of the pre-COVID levels. As 2020 saw a record amount of deliveries to the Boston market, development of new multifamily units should fall off a bit this year. Experts anticipate about 7,000 new units to hit the Boston market in 2021. This tapering off of construction combined with the administration of more COVID-19 vaccines should help bring down the multifamily vacancy rate in 2021. The vacancy rate should dip 20 basis points in 2021, to 4.7%. Lastly, rents are expected to decrease by 2.1% in 2021.
- Data provided by Marcus and Millichap
2021 Multifamily Outlook
The COVID-19 pandemic affected the ability of young graduates to find jobs and move into apartments of their own. The demand for apartment rentals is usually fueled by young graduates entering the workforce and moving into rental apartments. Many young adults lived with their parents or friends during the pandemic and into early 2021. As 2021 progressed, many companies reopened their offices and began hiring again which generated record levels of new apartment rentals. This trend should continue through late 2021 as more new workers are able find jobs and move into their own apartments. Many of these new multifamily units are in metro areas of the sunbelt states as workers have been moving out of colder urban areas in favor of more suburban warmer climates.
The tight market in 2021 for new home purchases has caused many would be homebuyers to continue renting. Prices for existing homes have risen due to lack of inventory and the cost of construction has skyrocketed due to increased costs for raw materials. The high cost of purchasing a new or existing home is keeping the demand for rental units very strong in 2021.
During the pandemic, when workers were either out of work or working from home, many people moved out of densely populated urban areas in favor of suburban locations. In 2021, as more employees are returning to their offices, we are seeing demand pick up once again for rental apartments in urban locations. In addition, as more and more retail and dining locations reopen in downtown areas, we expect to see a return of employees to these areas.
During the pandemic, the CDC and local governments instituted a moratorium of evictions. This caused many landlords to suffer economic losses and depressed the value of apartment properties. In 2021, as these moratoriums start to expire, we expect to see strong demand from investors for these properties.
Nationwide, the first half of 2021 saw more than 175,000 new apartments completed and a total of 363,000 for the previous 12 months. A high percentage of these new units were in Texas and other sunbelt states, as more and more people are relocating to warmer climates. Occupancy rates and asking rents have been lower in larger urban markets in the Northeast and other colder climates, while occupancy rates and asking rents have been increasing in these warmer sunbelt climates. These 2021 trends have definitely been driven by the COVID-19 pandemic and we are watching these trends closely to see if these trends persist after the pandemic is over. Check out our low commercial real estate loan rates and use our commercial mortgage calculator to calculate monthly principal and interest.
What Happened with Apartment Loans in 2020
Wave of Larger Projects Test Pent-Up Demand; Buyers Target Sizable Returns Outside Core Boston
Widespread absorption, strong apartment rent growth spur increased development. Consistent job creation by tech and biotech firms raised the number of high-paying positions in Boston over the past three years, generating demand for newly built multifamily units that command monthly rents in excess of $3,000. The metro also recorded robust competition for mid- and lower-tier rentals as a significant gap between Class A and Class B/C rents exists. Heightened leasing activity in each class over the previous three years reduced the overall market vacancy substantively, enabling the average effective apartment rent to push up 16 percent during the same time period. This year rising demand will fill more multifamily units than the number projected within the 2020 construction pipeline, which will be the largest apartment delivery recorded in the metro over the past two decades. With upcoming properties comprising an average of more than 300 apartment rentals, concessions usage will rise as short-term vacancy is tested. Still, strong rates of income growth and household formation should allow for most of these apartments to be absorbed in a relatively short time frame, holding metro vacancy in the 3 percent band. Boston remains a strong metro for investors to look for apartment loans to finance their next purchase.
Pricing near historical highs push private investors to expand targets. The strong performance of Boston’s multifamily sector has elevated asset values to near all-time highs. While opportunities to acquire larger multifamily assets are sparse, due to the notable REIT and pension fund ownership presence in the market, the chances to obtain smaller properties with upside potential remain distributed throughout the metro. In-state investors seeking centrally located Class B and C listings are active in Downtown Boston, Back Bay and Cambridge. In these locales, pricing below $500,000 per unit and returns beyond the 4 percent range have become difficult to obtain. Buyers priced out of the core have flocked to cities along the North Shore, where discounted pricing and 7 percent-plus returns are commonplace for lower-tier apartment complexes. This is a great area of Boston for investors to look for multifamily loans to acquire their next property.
2020 Boston Apartment Market Forecast
The Boston National Multifamily Index Rank is at 8th place this year as a strong rent gain offsets the tick up in vacancy.
Employment in Boston is up 0.7%. Building on last year’s 31,200 jobs, employers will add 20,000 workers to payrolls in 2020.
Construction of apartment units in Boston is expected to exceed 9,700 units. The pace of completions elevates by more than 3,000 units on a year-over-year basis in 2020, increasing the metro’s rental inventory by 2.4 percent.
Vacancy in Boston is up 40 bps. Nearly 8,000 rentals will be absorbed in 2020, yet the market vacancy will rise to 3.4 percent, ending a three-year stretch of declining unit availability.
Apartment rent in Boston is up 5.9%. Unwavering tenant demand will support a third consecutive year of strong rent growth, lifting the metro’s average effective rate to $2,550 per month.
Investment opportunities in Boston remain strong. Private investors seeking sub-$2 million assets in areas of tight vacancy and pronounced rent growth target listings in Boston’s northern outlying submarkets with access to Interstate 495. This is a great place for investors to take out apartment loans to finance their next property.
Data provided by Marcus & Millichap.
Apartment Loan Trends in 2020
At the start of 2020 the market outlook did not indicate any significant factors that would cause major trouble in the multifamily market. Market indicators suggested that demand for housing, especially for apartment rentals, would remain healthy, thus continuing to generate new construction of multifamily buildings. Both the high number of permits and starts over the past couple of years led experts to believe that developer confidence is very high in the multifamily market. Market experts predicted an annual completion of 340,000 apartment units over 2020, way above the 300,000-annual average for the past five years. Over the last couple of years, the multifamily market has seen absorptions outperform expectations due to both changes in lifestyle and demographic preferences and new supply has consistently taken longer to be built. These two factors have helped the market to perform stronger than expected in the past and should continue throughout this year. Market data indicated that rent growth would remain strong in 2020, growing 3.6% (which is above the historical average). In terms of mortgage origination, low interest rates and strong multifamily performance were expected to help loan volumes grow. Experts predicted that the origination volume in 2020 will increase by 5.7% to $390 billion. Market data indicated that cap rates have more room to decline, which would lead to increasing property values and should drive up origination volume. However, with the current outbreak of Covid-19, the overall economy has been in flux. The stock market has crashed and commercial mortgage interest rates have been severely impacted. Huge metros such as New York have all but shut down much economic activity and entertainment. In this unsteady climate, many investors are scared to purchase commercial real estate and to take out commercial mortgages and apartment loans. Additionally, the oil industry has taken a big hit. Not only are people traveling less due to the pandemic, foreign countries like China and Russia are involved in a huge price war which is driving the price of oil way down. Experts are hopeful that as the weather warms up and public health policy learns how to handle this pandemic, the economy should revert back to its pre-virus strength.
Boston Apartment Loan Options
Boston Freddie Mac Apartment loans
Boston Freddie Mac Multifamily Loans provide mortgage capital in the secondary market for apartment building loans. Together, Fannie Mae and Freddie Mac control a very large portion of the multifamily loan market. Freddie Mac has a very aggressive program for small balance apartment loans (from $1,000,000 to $7,500,000). Some features of this program include:
- Market size driven. Freddie Mac classifies loans by the size of the overall market: Top, Standard, Small, and Very Small. Rates are best in top market locations (major metropolitan areas).
- Capped costs. Freddie Mac lenders often cap the closing costs at a fixed dollar amount, thereby lowering the overall cost to borrow money.
- Flexible pre-pay penalties. Freddie Mac offers many options for pre-payment penalties, from yield maintenance to step-down to “soft” step-down.
- Interest-Only (I/O) loans. Freddie Mac will allow payments consisting of only interest and no amortization of principal.
- Fixed rate terms. Freddie Mac offers fixed rates of 5, 7, and 10 years, followed by an adjustable period. These loans are called Hybrid/Adjustables. Loans have a 20 year term and a 30 year amortization schedule.
Boston Fannie Mae Apartment loans
The Boston Fannie Mae multifamily loan platform is one the leading sources of capital for Boston apartment building loans in the US. Fannie Mae is a leader in the secondary market – meaning they purchase qualifying apartment loans from leading lenders who originate these loans for their borrowers. Fannie Mae purchases loans secured by conventional apartments, affordable housing properties, underlying cooperative apartment loans, senior housing, student housing, manufactured housing communities and mobile home parks on a nationwide basis. The Fannie Mae platform has many benefits, including:
- Long term fixed rates and amortizations. Fannie Mae allows terms and amortizations of up to 30 years. Most banks offer only 5 or 10 year fixed rates and 25 year amortizations.
- Non-recourse options. Most banks will require the borrower to sign personally for the loan. Fannie Mae offers non-recourse apartment loans.
- Lending in smaller markets. Many national lenders do not like to lend in rural or tertiary markets. Fannie Mae is a good option for these loans.
- Assumability and Supplemental Financing. Fannie Mae allows their loans to be assumed by a qualified borrower. They also have a program which allows borrowers the ability to come back and borrow additional funds during the life of the loan (subordinate financing).
Boston FHA HUD Multifamily Loans
HUD (Department of Housing and Urban Development) and FHA (Federal Housing Administration) insured multifamily loans are some of the best financing options for real estate investors and developers. While HUD does not directly make these loans, they do insure multifamily loans made by third party lenders to real estate investors. The third party lender will process the loan in accordance with the FHA HUD guidelines and HUD will underwrite the loan in order to provide the insurance. There are two primary types of HUD insured loans that multifamily investors can take advantage of.
Boston Apartment Lending with Banks and Other Programs
While the agencies (Fannie Mae, Freddie Mac and HUD) offer some excellent programs, not every apartment loan applicant qualifies for these programs. We have many excellent choices for these loans with our correspondent banks, credit unions, insurance companies and private lenders. Some examples of these loans include:
- Boston Multifamily loans that require flexible underwriting or those that don’t meet standardized criteria.
- Properties in less than desirable markets, or those that require repairs or updating.
- Properties that don’t cash flow according to industry guidelines or lack stabilized cash flow.
- Borrowers with past credit issues, including foreclosures, short sales, or judgements.
- Borrowers who are not US citizens.
Whether you are purchasing or refinancing, we have the right solutions available for your multifamily mortgage loans. We will entertain apartment loan requests of all sizes, beginning at $1,000,000. Get started with a Free Commercial Mortgage Loan Quote.
Boston Apartment Building Loans
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