Select Commercial - Commercial Mortgage Broker

At Select Commercial, we specialize in apartment building loan financing, offering competitive rates and tailored solutions for multifamily investments. With over 40 years of experience, we act as a capital advisory firm, helping clients secure the best loan options for various commercial real estate properties. As a leading commercial mortgage broker, we access a wide range of lenders and loan products, ensuring significant savings and favorable terms for our clients. Whether for multifamily properties or broader commercial real estate, we provide comprehensive support throughout the loan process, ensuring smooth and efficient transactions.

Commercial Mortgage Rates - Rates updated December 22nd, 2024

Loan Product Rates (start as low as) LTV
Apartment Loan Rates (Over $6,000,000) 5.36% Up to 80% Get Free Quote
Apartment Loan Rates (Under $6,000,000) 5.80% Up to 80% Get Free Quote
Business Real Estate Loan Rates 6.60% Up to 90% Get Free Quote
Commercial Mortgage Rates 6.70% Up to 75% Get Free Quote

Commercial Mortgage Broker Benefits

Rates start as low as 5.36% (Rates updated December 22nd, 2024)
• 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 apartments, 75% on commercial (90% with SBA)
• Terms and amortizations up to 30 years
• Loans for purchase and refinance, including cash-out
• 24 hour written pre-approvals with no cost and no obligation

Frequently Asked Questions

Yes, Select Commercial can save you money in several ways. With access to a wide range of lenders and loan products, we find the most competitive interest rates and terms for our clients. Our longstanding relationships with lenders often result in special rate options, translating into significant savings for you over the life of the loan. Most borrowers are limited to shopping with their local banks. We represent agency lenders, life insurance companies, debt funds, national and regional banks, and credit unions.

Select Commercial acts as a capital advisory firm to help clients secure financing for commercial real estate properties. With over 40 years of experience, Select Commercial represents hundreds of capital sources to secure you the best loan options, negotiating favorable terms and rates tailored to meet your specific financing needs.

Working with a single lender limits you to the loan products and terms they prefer. If your scenario doesn't fit their preferred criteria, you may not receive favorable rates and terms, or worse, you might get declined. Select Commercial will evaluate your loan scenario and identify a variety of appropriate capital sources to meet your needs. The right commercial loan is not only based on interest rate. We will negotiate loan proceeds, term, interest only options, prepayment penalty, loan guarantees and many other important deal points.

Yes, there are often significant cost variations between lenders, including differences in interest rates, fees, and other charges. Select Commercial identifies the most cost-effective options due to its knowledge and understanding of the requirements of each capital source in the market. Even small differences in interest rates can add up to substantial savings over time, especially for large commercial loans.

Select Commercial offers comprehensive support services beginning with the initial loan request, application procedure, processing, underwriting, closing, and post-closing issues. Our team manages the entire loan process from application to closing, ensuring a smooth and efficient experience.

While there are fees associated with using Select Commercial, the benefits far outweigh the costs. Our expertise and industry connections secure better loan terms and rates, resulting in significant long-term savings. Additionally, having Select Commercial as your professional advocate ensures your interests are protected throughout the financing process. We have been a trusted capital advisor for over 40 years!

Recent Closings

Commercial Mortgage Broker - Select Commercial Funding Stephen Sobin
Commercial Mortgage
Broker

Commercial Mortgage Broker Advantages

Select Commercial is a leading commercial mortgage broker specializing in apartment building financing and CRE (commercial real estate) loans nationwide.  As an experienced commercial mortgage broker, with over 30 years of lending experience, we have many sources of capital to choose from when placing a commercial mortgage request with a lender. Having many lenders to choose from gives a commercial mortgage broker advantages over any one individual source. Who are these lenders, and which is best for your particular needs? As a licensed and experienced commercial loan broker, we know the best lender to use for your particular situation. Here are some of the lending institutions that we use to fund our commercial mortgage loans:

Commercial Banks – Commercial banks are a major source of commercial mortgage capital. These lenders often seek larger loans in major markets nationwide. While rates are often very competitive, the qualifying guidelines and terms are sometimes more conservative than other lenders.  

Local and Community Banks – Local and regional banks are also very actively lending on commercial real estate. These lenders often look for banking relationships and are often able to make loans with easier qualifying guidelines. Most of these lenders like to stay local to their market.

Agency Lenders – Fannie Mae and Freddie Mac are actively engaged in apartment building and multi-family lending for qualifying properties and strong borrowers. Borrowers seeking agency loans should have excellent credit, personal net worth, liquidity, and experience. The property should be in good condition with a solid rental history. Properties with high turnover, vacancy or deferred maintenance may not qualify.

Conduit Lenders – Wall Street lenders have traditionally been active with Commercial Mortgage Backed Securities (CMBS) loans. These loans, usually $2,000,000 and more, are an excellent source of mortgage capital. CMBS lenders have returned to lending after several years of sitting on the sidelines due to the recession. These loans are now aggressively priced and often have easier qualifying terms.

Insurance Companies – Insurance companies have always provided low rate and long term loans on commercial real estate. These loans are underwritten conservatively (low loan to value ratios) and are offered on strong properties and to strong borrowers. Insurance company rates do not fluctuate with each and every move in the market as these loans are tied to the company’s internal cost of funds.

Credit Unions – Many credit unions are beginning to aggressively lend on commercial real estate. These lenders typically like deals close to home and like to establish relationships (they like deposits). They most often compete with the local and community banks in the area. These lenders weren’t very active in the past and don’t usually have any bad loans on their books at this time.

Private Lenders – Private lenders give access to capital for those borrowers unable to obtain conventional financing. These loans are usually short term and at rates considerably higher than conventional rates. These loans require less underwriting time and usually close within 30 days. Private lenders are more concerned with property value and potential cash flow than with borrower credit issues.

A good commercial mortgage broker will have solid, long-standing, relationships with each type of lender listed above.  This will enable the commercial mortgage broker to ensure that its clients are getting the very best rates and terms available in the market.  A commercial mortgage broker will help you negotiate all facets and structure of your commercial mortgage loan, including: rate, term, amortization, adjustment options, prepayment penalty, recourse obligations, loan proceeds, closing costs, lender fees, etc.  Each type of lender listed above will have different requirements for each of these items.  A commercial mortgage broker should prepare and analyze several competing quotes for you to decide between.

The past mortgage crisis has changed the way commercial mortgage borrowers obtain financing today. The days of walking into your local bank and obtaining the loan you need (and that is best for you) are long gone. An experienced commercial mortgage broker who understands your needs and has access to all of the lenders described above is a necessity to get you the best commercial mortgage loan available. He will be able to guide you through this process and help you obtain a commercial mortgage that meets your needs.

And don’t forget to make sure that your commercial mortgage broker is licensed and has a good reputation with the local Better Business Bureau.  Be sure to check for reviews and testimonials – the reputation of your commercial mortgage broker is important.  At Select Commercial, we have an “A+” Better Business Bureau rating and thousands of satisfied customers!

Why Use a Commercial Mortgage Broker?

Commercial real estate owners and purchasers have a choice to make when it comes to financing their real estate investments. They often wonder “Should I apply to my local bank directly, or should I employ the services of a professional commercial mortgage broker to assist?” In order to answer this question, the following points need to be considered:
 
How many transactions does the borrower handle in the course of a year? Most real estate owners purchase, sell or refinance a very limited number of properties in the course of a year. By contrast, an active and competent commercial loan broker will handle dozens of transactions in the same time period. The commercial mortgage broker will understand the current lending environment, market conditions, and underwriting guidelines, all of which are constantly changing as the market goes through its typical cycles.
 
How many lenders does the borrower engage with during the course of a typical year? Most real estate owners have relationships with several local lenders in their market. A commercial mortgage broker typically deals with a wide array of local and national lenders every day. These include: banks, Wall Street investment banks, insurance companies, pension funds, credit unions, hedge funds, agency lenders, government agencies, and private lenders. A good commercial loan broker will know which lender is the best choice to handle the given transaction.
 
Is the borrower knowledgeable enough to best prepare the loan submission package for the lender? The typical lender sees far more requests than he can possibly review and approve. A commercial mortgage broker knows how to prepare a professional loan request package that will stand out and gain lender acceptance. A commercial loan broker knows what information is key to obtaining a loan approval from a lender.
 
Is the borrower up-to-date when it comes to current deal structures? Many borrowers focus only on the interest rate. A commercial mortgage broker will help negotiate many other deal points, including: Maximum leverage, loan term, amortization period, recourse obligations, pre-payment penalties, closing conditions, post-closing and/or annual requirements, etc. There are many moving parts in a commercial mortgage transaction and a commercial mortgage broker will be able to negotiate the best deals for his clients.
 
Does the borrower’s local lender offer a variety of different rates and terms? A commercial mortgage broker should be able to offer different choices, such as: Five-year fixed-rate, seven-year fixed rate, and 10-year fixed rate options. Additionally, the commercial mortgage broker will usually offer many different amortization schedules. Many local lenders only offer short term loan options (three to five years) and short-term amortizations (15-20 years).
 
Most large real estate investment firms employ in-house financing professionals to source, negotiate and place their commercial mortgage loans. It is often cost prohibitive for smaller firms or individual investors to employ financing professionals on a full-time basis. These investors are best served by hiring a competent commercial mortgage broker to represent their interests on a deal-by-deal basis.