Philadelphia Apartment Loans
|Philadelphia Apartment Loan Rates Over $6,000,000||Rates (start as low as)||LTV|
|Apartment 5 Year Fixed Loan Rates||5.12%||Up to 80%||Get Free Quote|
|Apartment 7 Year Fixed Loan Rates||5.10%||Up to 80%||Get Free Quote|
|Apartment 10 Year Fixed Loan Rates||5.09%||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||5.31%||Up to 80%||Get Free Quote|
|Apartment 7 Year Fixed Loan Rates||5.21%||Up to 80%||Get Free Quote|
|Apartment 10 Year Fixed Loan Rates||5.09%||Up to 80%||Get Free Quote|
Frequently Asked Questions
Is multi-family real estate a good investment in 2023?
Inflation fears, high interest rates, and the prospect of recession have slowed the pace of the commercial real estate market considerably. Some property types are outperforming others. Apartment buildings in desirable neighborhoods are performing well, as owners have been able to raise rents and keep up with rising interest rates. Multifamily properties in smaller and less desirable areas, or areas where unemployment is rising, are not performing as well, as rent increases are harder to implement. In the office sector, only medical office buildings are generating lender interest. General office properties have underperformed the market as a result of the work from home policies established during the Covid-19 pandemic. Office demand is unlikely to return to pre-Covid levels making the office sector extremely hard to navigate right now. In the retail sector, essential service businesses, such as grocery stores and pharmacies, are performing well, while traditional brick and mortar retailers are still feeling the effects of Covid-19 and the competition from online retailers. Many malls are experiencing record high vacancy levels, and some are being repositioned for other purposes. In the industrial sector, we are seeing strong demand for warehouse and distribution space to accommodate the online retailers. Industrial space in urban markets and close to transportation are performing very well. We expect to see sales prices for underperforming properties to drop in 2023 as investors gravitate to better positioned properties.
There are many different types of lenders offering a myriad of different loan products to finance the acquisition or refinance of apartment properties nationwide. These lenders include agency lenders (Fannie Mae and Freddie Mac), local and national banks, insurance companies, credit unions and private lenders.
Most lenders write apartment loans for five, seven or ten years (fixed) with a 30 year amortization. It is also possible to obtain loans that are fixed for up to 30 years, although this is not the norm. Rates are typically based on a margin over the corresponding US Treasury rate.
Lenders offer non-recourse to strong borrowers and solid properties. The borrower will be expected to have strong credit, good net worth and liquidity, and experience owning and managing similar properties. The property will be expected to demonstrate solid long term positive cash flow, be in good to excellent condition, and be located in a strong market with low vacancy rates.
Apartment loans are typically screened and pre-approved in 2-3 days. Since lenders require appraisals, environmental and property condition reports, and title, closings will usually take 45-60 days from application.
How do we help our clients needing financing for a multifamily apartment building get the best rate and terms?
Select Commercial has excellent Philadelphia apartment loan products and options available for owners and purchasers in need of multifamily properties throughout the city of Philadelphia. Whether you need an apartment lender to finance a small apartment property, a complex with hundreds of units, or a co-operative, we can help you find the optimal apartment loan solution to meet your apartment 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 apartment loans here for our clients. We have a diverse array of many available loan products to help qualified 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.
Apartment - Multifamily Loan Benefits
Philadelphia Apartment Loan rates start as low as 5.09% (as of May 29th, 2023)
• 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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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
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
Recent Multifamily Loan Closings
What are the market conditions expected for Philadelphia Apartment Loans in 2023?
Experts anticipate above average performance for the multifamily sector in 2023. Occupancy rates are expected to remain above 95% and rental rates are expected to grow by 4%. These figures are not as robust as the past couple of years, however, which saw vacancy rates under 3% and rent growth in the double digits. During the second and third quarters of 2022, leasing activity for apartment buildings was slow. This coincided with a solid pace of new multifamily deliveries to the market. The combination of slower leasing activity and heightened supply caused the overall vacancy rate to increase by 150 basis points in the middle portion of 2022. Throughout 2023, vacancy rates will likely continue to rise at a slower pace and move toward the 20-year average of 5%.
The overall multifamily housing demand is expected to remain strong in 2023. With inflation continuing to impact consumer spending, more and more renters are determining whether to renew their leases. While new leasing activity stalled throughout the middle portion of 2022, the overall multifamily demand remained pretty strong. The rise in home prices and residential mortgage rates is also helping to increase multifamily demand. Monthly payments for homes purchased in the third quarter of 2022 were, on average, 57% more than monthly apartment rents. That difference is the widest gap on record. Even if home values and mortgage rates decrease in 2023, the relatively lower cost of renting will support multifamily demand.
Rapidly rising interest rates on multifamily loans caused multifamily investment activity to slow down in the second half of 2022. Many buyers not willing to pay higher rates for apartment loans stepped out of the market. As apartment loan rates stabilize in 2023, many buyers will return to the market and look to finance apartment building investments with multifamily loans. The multifamily sector has historically been one of the most attractive sectors to investors. Over the past decade, the multifamily sector has seen average annual total returns of 9.3%. Additionally, this sector offers multifamily loan options from both Fannie Mae and Freddie Mac. These apartment loan options are not available for other asset classes. As the market stabilizes in 2023, more and more investors will look to acquire apartment buildings and finance them with agency apartment loans.
One other factor that caused the multifamily sector to stall in 2022 is that buyers expected cap rates to increase commensurate with the rise in interest rates, but sellers still expected higher prices. This caused many deals to simply not cash flow. Cap rates are expected to increase in 2023. With this increase, many buyers will have the option to finance acquisitions with apartment loans at more attractive prices.
Philadelphia Apartment Loan Outlook - 2022
Developers Active in the Downtown Area – Competition for Class B and C Apartments Strengthens
Developers and builders focus on downtown areas where economic recovery lags. Despite job growth rates below the national average and the most rapid supply growth in at least 20 years, apartment fundamentals improved in 2021 and the beginning of 2022. Suburban markets led the way, with vacancy rates in the suburbs dropping into the low 2% range, generating higher rent growth amid historically tight availability. The area’s 2022 number of new construction deals falls short of 2021’s record-setting number of new units; however, the location of new construction could affect vacancy rates in certain areas. The largest concentration of upcoming apartment construction is expected to return to the downtown area with over 50% of new apartments slated for 2022 delivery located within Philadelphia city limits. During the last two years, the majority of new construction took place in the outer suburbs. Significant increases in supply could result in small increases in availability and slower rental increases in popular areas such as Northeast Philadelphia and the Center City of Philadelphia.
The downtown market provides opportunities for renovation and capital improvement. Despite the slow pace of the economic rebound after Covid-19, Philadelphia’s apartment investment market rebounded to pre-pandemic sales volume in 2021. Buyers are optimistic about the future of Class B and C apartment properties, and competition is driving down cap rates. First-year returns on investment on Class B sales dropped into the low 5% range on average. While downtown Class C apartment properties offered returns in the low 5% to mid-6% range, returns up to 2% higher were also sometimes observed. Investors seeking value-add opportunities look to Center City or Philadelphia’s northern neighborhoods, which offer an abundant number of properties in the $1 million to $5 million range. Steady apartment growth in the downtown area will offer investors in top tier apartments increased options in the city center in the next few years.
2022 Apartment Market Forecast and Philadeplphia Apartment Loan EconomicsPhiladelphia has a National Multifamily Index rank of 39. A slow recovery from the Covid-19 pandemic and increasing vacancy put Philadelphia in the bottom 10 of this year’s Index.
Employment is up 2.4%. Job growth is projected to remain stable, but below the national average as employment figures grow by 70,000 workers. New construction adds 6,400 apartment units. Total deliveries in 2022 will be approximately 700 apartment units short of the 7,100 new apartments added in 2021. This decrease in pace is partially a result of continuing supply chain shortages affecting builders.
Apartment vacancy rates up 40 basis points. Market vacancy rates increase to 3% as renter demand falls short the market’s rate of apartment growth.
Apartment rents are up 4.2%. Rental rates will revert to normal after 2021’s increase of 8.8%. The average apartment rent is expected to reach $1,610 per month by the end of 2022.
Investment in Philadelphia apartments. Urban apartment expansion will create competition downtown for current owners and offer new purchasers diverse opportunities, while North Philadelphia provides many value-add opportunities.
Philadelphia 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 the Philadelphia apartment loan rate increases will affect market activity in 2022.
All data provided by Marcus and Millichap
Philadelphia Apartment Market and Trends - 2021
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.
Apartment Loan Outlook - 2021
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.
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 $1,500,000 to $25,000,000+). 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 Multifamily Loans
FHA 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 FHA will underwrite the loan in order to provide the insurance. There are two primary types of FHA insured loans that multifamily investors can take advantage of.
Learn More About FHA Multifamily Loans
Philadelphia HUD Multifamily Loans
HUD 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 HUD Multifamily Loans
Philadelphia Apartment Loans 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 $1,500,000. Get started with a Free Commercial Mortgage Loan Quote.
Philadelphia Apartment Loans
Select Commercial provides apartment loans throughout Philadelphia, Pennsylvania including, but not limited to, the areas below. We provide apartment loans in most major cities throughout the United States.
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