Written & reviewed by Stephen A. Sobin, President of Select Commercial Funding LLC
Philadelphia, Pennsylvania
Philadelphia Commercial Mortgages in 2026
As a Philadelphia commercial mortgage broker with 30+ years of experience, Select Commercial finances office, retail, industrial and mixed-use property from $1,500,000, with rates as low as 6.37% and up to 75% LTV. See current rates on every loan type we offer.
Get a Free QuoteFinancing Options in Philadelphia
Philadelphia apartment, multifamily and commercial properties each have dedicated financing. Pick the page that matches your property:
Financing more of the state? See Pennsylvania commercial mortgages and Pennsylvania apartment loans.
Financing in another state? Explore our apartment loans, multifamily loans and commercial mortgages nationwide.
Philadelphia Commercial Mortgage Rates
| Loan Type | Rate* | Max LTV |
|---|---|---|
| Commercial Real Estate | 6.77% | Up to 75% |
| Single-Tenant Net Lease | 6.37% | Up to 75% |
| Owner-Occupied / SBA | 6.57% | Up to 90% |
| Apartment / Multifamily | 5.70% | Up to 80% |
- Philadelphia commercial mortgage rates as low as 6.37%
- Up to 75% LTV commercial, 90% owner-occupied
- Terms and amortizations up to 30 years
- Purchase and refinance, including cash-out
- No upfront application or processing fees
- 48-hour written pre-approvals, no cost or obligation
Rates last updated August 2026. Your rate, LTV and amortization are set by underwriting.
Philadelphia Commercial Mortgage Benefits
- Philadelphia commercial mortgage rates as low as 6.37% on qualifying net-lease property
- A commercial mortgage broker with 30+ years of lending experience
- No upfront application or processing fees
- Up to 75% LTV on commercial property, 90% on owner-occupied with SBA
- Terms and amortizations up to 30 years, purchase and refinance including cash-out
- 48-hour written pre-approvals, no cost and no obligation
2026 Philadelphia Commercial Real Estate Market Outlook
Philadelphia commercial demand tracks the metro’s economy and employment base, the same drivers lenders weigh when underwriting a Philadelphia commercial mortgage. Office, industrial, retail and mixed-use each move to their own cycle, but a healthy local economy underpins them all.
Philadelphia Economy and Employment
Philadelphia's job market held up better than many metros late in 2025, positioning the region to add about 26,000 jobs in 2026. Healthcare and professional and business services continue to lead hiring, helping support renter demand in areas tied to hospitals, medical offices, and major employment nodes.
Philadelphia Commercial Supply and Absorption
New commercial construction across office, industrial and retail in Philadelphia remains below the long-run average, which helps hold vacancy in check for stabilized buildings. A constrained pipeline strengthens the cash-flow story lenders want to see on a Philadelphia commercial mortgage, and well-located space continues to lease.
Philadelphia Cap Rates and Investment Activity
Philadelphia commercial cap rates have largely stabilized after a repricing cycle, and investment activity is picking up as the bid-ask gap narrows. Owner-users remain active with SBA financing up to 90% LTV, while investors focus on stabilized, cash-flowing assets and a growing wave of loan maturities is driving refinance demand.
Philadelphia Commercial Mortgage Rates and Underwriting
Most Philadelphia commercial mortgages price over the 5, 7 or 10 year Treasury rather than the Prime Rate. Those benchmarks remain elevated versus the last cycle, so 2026 Philadelphia deals are sizing to debt-service coverage more than to a headline LTV. Buildings with strong occupancy and a debt-service-coverage ratio of at least 1.25x are clearing underwriting comfortably, and stronger tenants and longer leases earn the best pricing.
Philadelphia Commercial Property Types
- Industrial: generally the strongest sector, with tight vacancy near transportation corridors.
- Retail: neighborhood and necessity retail is resilient; national credit net-lease tenants price best.
- Office: selective, with premium and medical office financeable and commodity space more conservative.
- Mixed-use and multifamily: the deepest lender pool, supported by steady rental demand.
Philadelphia Commercial Real Estate Loans We Arrange
Whether you are purchasing or refinancing in Philadelphia, we arrange financing across every major commercial property type:
Philadelphia Apartment and Multifamily Loans
Apartment and multifamily lending is a core part of our business. We finance garden apartments, mid-rise and high-rise buildings, student and senior housing, and mixed-use property, with agency, bank, FHA and CMBS options up to 80% LTV. For 5+ unit buildings in Philadelphia, see our Philadelphia apartment loans.
Philadelphia Office Building Loans
We lend on office property in Philadelphia, both multi-tenant and single-tenant, for investors and owner-users. Investor office typically reaches 75% LTV and owner-occupied up to 90% with SBA, usually fixed for 5, 7 or 10 years on a 25-year amortization.
Philadelphia Retail and Shopping Center Loans
We finance retail in Philadelphia from strip centers to single-tenant NNN net-lease stores. National credit tenants earn the best terms; we are more conservative on local, short-lease retail.
Philadelphia Industrial and Warehouse Loans
Industrial property, warehouse, distribution and flex space, remains a favored asset class in Philadelphia, often owner-occupied. We look for good locations with access to population centers and transportation.
Philadelphia Owner-Occupied and SBA Loans
Business owners buying their own Philadelphia building can reach up to 90% LTV through SBA programs, a strong option for offices, medical practices, and special-purpose property.
Philadelphia Special-Purpose and Bridge Loans
We also arrange self-storage, hotel, mobile home park and other special-purpose financing, plus short-term bridge loans for Philadelphia properties in transition or lease-up. Our capital sources include national and regional banks, Fannie Mae, Freddie Mac, FHA and HUD, insurance companies, CMBS conduit lenders, credit unions and private lenders.
Recent Commercial Closings
A sample of commercial and apartment loans we have arranged for investors nationwide.
Other Property & Loan Types We Finance in Philadelphia
As a full-service commercial mortgage broker, we arrange Philadelphia financing across every major property and loan type:
We consider commercial loan requests of all sizes, beginning at $1,500,000.
How We Help Philadelphia Commercial Mortgage Clients
Select Commercial is a leading Philadelphia commercial mortgage broker. We arrange financing for owners and purchasers of commercial real estate throughout Philadelphia and the surrounding Pennsylvania area. While we lend across the continental United States, Philadelphia is a market we actively originate in. With 30+ years of experience, we compare many sources of capital, national banks, regional and local banks, Fannie Mae, Freddie Mac, FHA and HUD, insurance companies, CMBS conduit lenders, credit unions and private lenders, to fit each client. We charge no upfront application or processing fees and typically offer 24-to-48-hour written pre-approvals with no cost and no obligation. Our long-term fixed rates are competitive and we look to close within 45 days of application. For 5+ unit apartment buildings, see our Philadelphia apartment loans.
What Our Clients Say
“As a real estate attorney, I trust that Select Commercial will deliver commercial mortgages in a timely manner. My clients are always handled professionally, and the rates and terms are excellent. I heartily recommend them.”
David S. · New York City“I needed an SBA loan and found Select Commercial. It was obvious Stephen knew everything about commercial loans. If you are starting a small business, definitely give them a call.”
Larry S. · Washington, DC“Select Commercial was very helpful with my commercial mortgage. I needed to increase cash flow due to maintenance on my property. Stephen went over several options and got me the funds while lowering my payments.”
Gary M. · Portland, OR“Select Commercial offered 100% financing for my medical practice when my bank would have required 20% down. They delivered something my bank could not, and handled everything professionally.”
John C. · Boston, MAGet Your Philadelphia Commercial Mortgage Quote
No cost, no obligation. Written answers within 48 hours on Philadelphia commercial loans from $1,500,000.
- No application or processing fees
- Written answers within 48 hours
- For 5+ unit and commercial properties, $1.5M and up