Office Building Loans

Office Loan Rates & Terms

• Loan amounts from $1,500,000, no maximum
• Up to 75% LTV on office, up to 90% on owner-occupied office
• Purchase, refinance and cash-out
• Terms and amortizations up to 30 years
• No upfront application or processing fees
• 48-hour written pre-approvals, no cost or obligation

Rates are indicative and update with the market. Request a quote for a written rate on your property.

Compare Your Office Loan Options

As a broker we compare every lender type and route your deal to the best fit. Typical starting points:

Life insurance company financing is also available for institutional-quality office at the lowest long-term fixed rates and conservative leverage. Most office lenders look for a debt-service-coverage ratio (DSCR) of about 1.25 to 1.35, and SBA owner-occupied financing requires your business to occupy at least 51% of the space.

Office Properties We Finance

Select Commercial provides office building mortgages for the purchase and refinance of office property from $1,500,000. Our current office financing programs cover four main situations:

• Multi-tenant office buildings in suburban or urban locations with a minimum population of roughly 50,000 residents, whether high-rise, low-rise or within an office park. We like to see good-term leases with low tenant rollover and staggered renewals, but each situation is different and we will consider office loans that do not meet all of these criteria. Metal-constructed buildings are considered as well.
• Single-tenant, owner-occupied office buildings where the owner runs their business from the property. This is a very common loan type for us, and we specialize in self-employed borrowers whose credit or provable income does not meet typical bank standards, with up to 90% financing through SBA.
• NNN credit-tenant office on single-tenant properties with triple-net leases, including government and municipal buildings. We typically offer long-term fixed-rate loans where the term matches the current lease term.
• Un-stabilized office with expired leases or a rent roll that needs tenant improvements. Our bridge loan program makes capital available for rehab, upgrading and modification so an owner can stabilize the property and refinance into permanent financing.

Office Real Estate: 2026 Outlook

The office market has undergone significant shifts as hybrid and remote work reshaped demand, and 2026 is defined by a selective recovery rather than a uniform one. Lenders are underwriting the sustainability of occupancy and the financial health of tenants closely, so the story is very different by building quality and location.

Vacancy is high but improving. Overall U.S. office vacancy sits near 18.6% in early 2026 and has started to edge down, while prime vacancy has fallen to roughly 12.7%. In the strongest submarkets the contrast is stark: Midtown Manhattan prime vacancy is around 2.9%.

Leasing has recovered. Annual leasing activity is on pace to surpass 2019 levels, leasing grew about 7.6% year over year in the first quarter, and net absorption has been positive for three consecutive quarters. Demand is real, but it is concentrated.

Flight to quality is the defining trend. The dominant corporate behavior in this cycle is not simply cutting space, it is trading up. Tenants are right-sizing but committing to better, more expensive, better-located buildings. Class A and trophy assets are seeing stronger rent growth, with all-time-high rents in markets like Miami, New York and San Francisco, while older commodity space carries elevated concessions and flat or declining effective rents.

Supply is shrinking. In 2025, for the first time since tracking began in 1988, office inventory removals through demolition and office-to-residential conversion outpaced new completions. Municipal conversion incentives, such as Chicago’s LaSalle Corridor program, are gradually pulling obsolete space off the market and supporting the buildings that remain.

What it means for financing. Lenders favor office properties with strong tenant profiles, stable cash flow, adaptability and good location. Owner-occupied office and single-tenant credit-tenant leases remain among the most financeable, while value-add repositioning is best matched to a bridge loan with a plan to stabilize and refinance.