Philadelphia Apartment Loans
Loans from $1 Million to $25 Million+

Philadelphia Apartment Loan Rates - Rates updated May 16th, 2022

Philadelphia Apartment Loan Rates Over $6,000,000 Rates (start as low as) LTV
Apartment 5 Year Fixed Loan Rates 4.33% Up to 80% Get Free Quote
Apartment 7 Year Fixed Loan Rates 4.39% Up to 80% Get Free Quote
Apartment 10 Year Fixed Loan Rates 4.49% Up to 80% Get Free Quote
Philadelphia Apartment Loan Rates Under $6,000,000 Rates (start as low as) LTV
Apartment 5 Year Fixed Loan Rates 4.46% Up to 80% Get Free Quote
Apartment 7 Year Fixed Loan Rates 4.52% Up to 80% Get Free Quote
Apartment 10 Year Fixed Loan Rates 4.62% Up to 80% Get Free Quote
Philadelphia Apartment Building Philadelphia
Apartment Loan

Select Commercial has excellent Philadelphia Apartment loan products and options available for owners and purchasers of multifamily properties throughout the city of Philadelphia. 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. Philadelphia 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 Philadelphia PA 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.

Philadelphia Apartment Loan Benefits

Philadelphia Apartment Loan rates start as low as 4.33% (as of May 16th, 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

Recent TRUSTPILOT Reviews

Select Commercial Funding Reviews from TRUSTPILOT

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!"


Philadelphia Apartment Loan Types We Serve

If you are looking to purchase or refinance a Philadelphia apartment building, don't hesitate to contact us. We arrange financing in the city of Philadelphia 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

 

Philadelphia Apartment Loan Helpful Articles

How 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
Uncomplicated Underwriting
How to Qualify for a Great Rate When Refinancing Your Apartment Building

Recent Closings

2021 Philadelphia Apartment Market and Trends

Despite the COVID-19 pandemic, the Philadelphia multifamily market actually performed well in 2020. The city’s vacancy rate ended the year down 20 basis points. Additionally, rents increased each quarter. The multifamily market in Philadelphia has been improving more rapidly in 2021. By the end of the second quarter of 2021, the vacancy rate in Philadelphia fell below pre-pandemic levels. The average effective rent in 2021 is increasing rapidly. This increase is mostly being driven by suburban neighborhoods, where many households relocated during lockdowns. These dynamics are likely to hold at least through year-end. Employment in Philadelphia is up in 2021. After a decline of almost 8 percent last year, the metro employment rate will expand by 4.4 percent. This will be an increase of about 122,000 jobs. At the beginning of Q3 2021, the unemployment rate in Philadelphia was 6.7 percent. This was less than half of the pandemic high but still sat above the national average. About 7,100 new units are expected to be completed in 2021. Market supply is expected to increase by about 1.8 percent. This is below that national rate of 2.1 percent. Vacancy rate is expected to decrease 20 basis points in 2021. The vacancy rate is expected to hit 3.1 percent at the end of 2021. For a 12th straight year, the average effective rent in Philadelphia will increase in 2021. This year it will increase 5.9 percent, to $1,505 per month.

2021 Multifamily Outlook

  • Employment in the US is expected to show a 4.6% year over year increase with the creation of 6.5 million new jobs in 2021 which represents the largest annual increase in over three decades.  This is the result of businesses emerging from the Covid-19 pandemic.  Unfortunately, the US lost close to 9.4 million jobs during the pandemic.
  • Strong demand for apartments, as a result of increased employment rates, is expected to push national vacancy rates down to 3.9%, down from 4.4% in 2021.
  • Construction of new apartments in 2021 are expected to top 385,000 new units, an increase of 2.1% over last year’s record pace.  Rising labor and construction costs are starting to have an effect on new construction, however.
  • Following rent declines during the pandemic, average rental rates are expected to rise 6.8% in 2021 to $1,507 per month.  Landlords are able to raise rents dramatically due to decreased vacancy rates and the strong demand got rental housing.
  • 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

    Philadelphia Economic Trends Philadelphia Economic Trends

    Widespread Renter Demand Drops Vacancy to Record Low; High Yields Draws Apartment Buyers From Nearby States

    Construction cranes move beyond downtown as effective multifamily rents climb higher. Philadelphia’s robust education, healthcare, and technology sectors continue to support net in-migration, adding to already-strong renter demand. The metro’s greater residential needs will be met by record supply additions, yet vacancy will drop to a two-decade low this year. Construction activity is shifting away from core neighborhoods toward the Pennsylvania suburbs. Fewer than 1,000 apartments will open in Center City this year, less than half the arrivals from 2019, abating upward pressure on vacancy in the downtown submarket. Numerous multifamily deliveries are instead going to King of Prussia and Bala Cynwyd, near suburban office and retail centers. These live-work-play districts appeal to apartment renters seeking convenience at living costs below downtown rates. Fewer openings in other parts of the market are encouraging faster rent growth, particularly in Bucks, Delaware, and Chester counties. Effective rates are advancing by slightly wider margins among Class A and B multifamily units, contributing to a metro-wide pace that denotes Philadelphia as one of the top performing Northeast markets in terms of apartment rent growth. Investors looking to purchase property in the Philadelphia market should definitely look into taking out an apartment loan to finance their acquisition.

    Investors keep focus on popular residential neighborhoods. Improving apartment operations continue to pique investor interest, particularly downtown and in Philadelphia’s key suburban residential hubs. Buyer competition for listings in Center City, University City, King of Prussia, and along the Main Line support elevated per multifamily unit sales prices in those areas. Parties seeking lower entry costs may turn to adjacent submarkets, such as Northeast Philadelphia, where some apartment renters are also relocating for more affordable rents. Yield-oriented investors can find opportunities for above market cap rates in less central suburban towns such as Willow Grove. Overall, first-year returns lie in the high-6 percent band, exceeding those of other major Northeast/Mid-Atlantic metros, distinguishing Philadelphia among out-of-market investors. Philadelphia is a great market for investors to finance their next apartment purchase with a multifamily loan.

    2020 Philadelphia Apartment Market Forecast

    Philadelphia Completions vs. Absorption Philadelphia Completions vs. Absorption

    The Philadelphia National Multifamily Index Rank is at 24, up 1 place. Tightening vacancy and climbing rent boost Philadelphia’s placing in this year’s NMI.

    Employment in Philadelphia is up 0.7%. About 20,000 jobs will be created in 2020 as a low-4 percent unemployment rate constrains hiring compared with last year.

    Construction in Philadelphia is expected to exceed 5,600 units. Roughly 100 more units will arrive this year compared with 2016 when a then-record 5,500 apartments were completed. Last year approximately 5,200 rentals opened.

    Vacancy in Philadelphia is down 20 bps. An above-average number of apartments being absorbed will help reduce the metro-wide vacancy rate to 3.2 percent in 2020, its lowest year-end value since 2000.

    Rent in Philadelphia is up 4.7%. The average effective rent will rise to $1,450 per month this year following a 5.2 percent rate of improvement in 2019.

    Investment opportunities in Philadelphia remain strong for those looking to finance their next purchase with an apartment loan. Upcoming large-scale office developments in Conshohocken and Newton Square may drive increased multifamily investment into these areas in expectation of higher renter demand. We highly recommend any investors looking to buy in the Philadelphia market to reach out to us regarding a multifamily loan.

    Data provided by Marcus & Millichap.

    Philadelphia Vacancy and Rents Philadelphia Vacancy and Rents

    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.

    Philadelphia Apartment Loan Options

    Philadelphia Freddie Mac Apartment loans

    Philadelphia 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.

    Freddie Mac Loan and Rate Information


    Philadelphia Fannie Mae Apartment loans

    The Philadelphia Fannie Mae multifamily loan platform is one the leading sources of capital for Philadelphia 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).

    Fannie Mae Loan and Rate Information


    Philadelphia 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.

    Learn More About FHA HUD Multifamily Loans

    Philadelphia 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:

    • Philadelphia 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.

    Philadelphia Apartment Building Loans

    Select Commercial provides apartment loans and multifamily loans throughout Philadelphia, Pennsylvania including, but not limited to, the areas below.


    Abington Township • Erie County • Penn Hills Township • Allegheny County • Harrisburg • Philadelphia • Allentown • Haverford Township • Philadelphia County • Altoona • Lackawanna County • Pittsburgh • Bensalem • Lancaster • Reading • Berks County • Lancaster County • Scranton • Bethlehem • Lehigh County • Upper Darby Township • Blair County • Lehigh/Northampton County • Wilkes-Barre • Bristol Township • Lower Merion Township • York County • Bucks County • Lower Paxton Township • Lycoming County • Centre County • Luzerne County • Lawrence County • Dauphin County • Middletown Township County • Northampton County PA • Delaware County • Millcreek Township • Erie • Montgomery County