Florida Commercial Real Estate Loans
Florida Commercial Real Estate Loans$150K to $100M
I arrange Florida commercial real estate loans for investors, sponsors, and developers, from a single retail strip to a $100M ground-up campus. From Miami to Jacksonville I move fast, because in a state this hot the deal goes to whoever can fund it. If you are searching for Miami commercial real estate loans with a real closer behind them, you found me. Banks hand out umbrellas when the sun is shining, not when you are weathering the storm. I bring the capital partner who closes Florida commercial real estate loans when the bank will not.
If you are comparing Florida commercial real estate loans, start here. I arrange Florida commercial real estate loans for purchase, refinance, construction, and bridge across all 50 states, with the Florida money markets front and center. The short version on Florida commercial real estate loans: they should move at the speed of the deal, and most banks simply cannot. I can, and that speed is the whole promise behind my Florida commercial real estate loans.
The Property Types I Finance in Florida
Whatever you are buying, building, or refinancing, I have a lender for it. Florida commercial real estate loans run through all eight of these lanes, each tied to the national program page so you can dig into structure, leverage, and timing. Pick your asset and the Florida commercial real estate loans behind it follow.
Multi-Family Apartment
Migration into Miami, Orlando, Tampa, and Jacksonville keeps Florida one of the deepest apartment markets in the country. I fund Florida multi-family loans on acquisition, refinance, and value-add, and I underwrite around the insurance line that trips up out-of-state lenders.
View multi-family loans →Warehouse and Industrial
PortMiami, Port Everglades, and JAXPORT make Florida a national logistics gateway, and distribution demand follows the cargo. I finance warehouse, cold storage, and last-mile facilities along the I-4 and I-95 corridors. These are some of the steadiest Florida commercial real estate loans on my desk.
View warehouse and industrial loans →Office Building
Brickell, downtown Orlando, and the Tampa medical corridors still trade where the tenant story is strong. I underwrite Florida office acquisitions and refinances on the lease, not just the address, the way solid Florida commercial real estate loans should be written.
View office building loans →Office Condo
For Florida practices and small firms that want to own their suite instead of rent it, the office condo plus SBA 504 combination is one of the strongest owner-user plays in Miami and Tampa, and among the most popular Florida commercial real estate loans I arrange.
View office condo loans →Retail and Strip Mall
Rooftops drive retail, and Florida keeps adding rooftops in Southwest Florida, Port St. Lucie, and the Orlando suburbs. I finance neighborhood centers and pad sites where the migration is moving toward you, not away from you.
View retail and strip mall loans →Flex Building
Flex space pairs perfectly with Florida’s contractor, marine, and light-manufacturing economy. I fund multi-tenant and owner-user flex across Tampa, Orlando, and the Fort Lauderdale trade corridor.
View flex building loans →Construction / Development
With a thousand people a day moving in and land getting scarce on the coasts, ground-up moves on Florida deals reward speed. I structure construction and development capital with an LTV/LTC blend up to 90% on qualified large deals.*
View construction and development loans →Self Storage
Florida migration and a churning rental base make self storage one of the steadiest cash-flow plays in the state. I lead these with SBA 504 for owner-users, acquisition and ground-up alike, and they remain some of the most dependable Florida commercial real estate loans in the state.
View self storage financing →Florida Commercial Real Estate Loans: Programs and Speed
Every Florida commercial mortgage I place runs on one principle: the faster I see the deal, the faster I put a term sheet in your hands. These are the Florida commercial real estate loans programs I run and what to expect on each.
| Program | Loan Range | Term Sheet | Close |
|---|---|---|---|
| Commercial Real Estate (acquisition) | $150K to $100M | 3 to 5 days | 21 to 30 days |
| Investment Property | $150K to $100M | 3 to 5 days | 21 to 30 days |
| Bridge Loans | Deal-dependent | 24 to 72 hours | 15 to 30 days |
| Construction / Development | $500K to $100M | 5 to 10 days | 30 to 45 days |
| SBA 504 (owner-occupied CRE) | Up to $5.5M | 5 to 7 days | 45 to 60 days |
| SBA 7(a) (CRE acquisition) | Up to $5M | 5 to 7 days | 45 to 60 days |
| Cashout (free-and-clear property) | $150K to $100M | 3 to 5 days | 10 to 20 days |
Why the SBA 504 Structure Is Different
The SBA 504 is one of the most powerful Florida commercial real estate loans for an owner-user, and it is widely misunderstood. Most people think an SBA 504 loan is a bank loan with a government program attached to it. It is not. The SBA 504 is structured differently from any conventional CRE loan, and that is exactly why it works the way it does.
Here is the actual mechanic:
The bank provides the first lien at typically 50 percent of the project. The SBA/CDC second-position portion (40 percent) is packaged through the debenture market, where SBA-backed debentures are sold to investors.
In other words, the SBA portion is tied more closely to the bond market than to any conventional bank balance sheet.
A conventional commercial loan is priced around bank risk, borrower risk, property risk, and lender margin. The SBA 504 debenture is priced around government-backed bond risk… a completely different funding source.
That is why the 504 program can deliver long-term, fixed-rate capital that conventional commercial real estate financing often cannot replicate. The 504 advantage is the highest leverage in the market for the owner-user, because it draws from a different capital source entirely.
When the 504 fits your deal, it is almost always the best structure available. The question is whether your deal qualifies. One conversation with me and I will tell you.
Apply for SBA 504 financing →Florida Commercial Real Estate by the Numbers
I underwrite Florida commercial real estate loans against the real economy, not the headlines. These are the public figures that explain why capital keeps flowing into this state and why Florida commercial property loans keep performing.
Florida residents
Florida added 467,347 people from 2023 to 2024, the second-largest numeric gain of any state… renters, buyers, and tenants who all need space.
Source: U.S. Census Bureau (Dec 2024)Florida annual GDP
Florida’s all-industry output hit $1.73 trillion in 2024, the fourth-largest state economy in the country and a deep base of demand under the Florida commercial real estate loans I arrange.
Source: U.S. BEA via FRED (2025)Record annual visitors
Florida drew a record 143 million visitors in 2024, a $133.6 billion economic engine behind the hotel, retail, and hospitality property that fills my pipeline.
Source: VISIT FLORIDA (2025)Nonfarm jobs added
Florida added 134,100 jobs from July 2024 to July 2025, the third-largest gain in the nation… the tenants filling Florida commercial space.
Source: U.S. Bureau of Labor Statistics (2025)State income tax
Florida levies no individual income tax and ranks 5th overall for tax competitiveness, the single biggest reason out-of-state capital chases Florida multi-family loans and CRE.
Source: Tax Foundation (2026)How Florida Investors Use Florida Commercial Real Estate Loans
Demand is one thing. Turning it into a closed deal is another. Here is how the Florida commercial real estate loans I arrange actually get put to work, lane by lane. Whatever the asset, Florida commercial real estate loans win on speed and structure, and that is what I bring to every file. Below is how Florida commercial real estate loans break down by what you are actually trying to fund.
Florida Multi-Family Loans
Florida multi-family loans are the busiest lane on my desk, and it is no accident. Migration into Miami, Orlando, Tampa, and Jacksonville keeps apartment demand deep even as deliveries slow. I place Florida multi-family loans on purchase, refinance, and value-add. Florida multi-family loans run from a 12-unit infill building in St. Petersburg to a 300-unit institutional complex in Orlando, and I underwrite the insurance and reserve lines that scare off out-of-state banks. The same playbook behind my $43M and $4.2M apartment closings drives these Florida commercial real estate loans for you.
The Florida Commercial Mortgage Options I Place
A Florida commercial mortgage is not one product, it is a menu. I match each Florida commercial mortgage to the asset and the borrower: conventional bank debt for clean income property, SBA 504 and 7(a) for owner-users, bridge capital for speed, and institutional money for the big deals. Where a bank tries to force your deal into one box, I shop your Florida commercial mortgage across a 75+ lender network until I find the structure that fits, the same way I shop every one of my Florida commercial real estate loans.
Florida Commercial Property Loans Across Every Asset Class
I write Florida commercial property loans on retail, office, industrial, flex, self storage, and mixed-use, not just the easy categories. Florida commercial property loans are not limited to the simple deals, and Florida commercial property loans are where my owner-operator background pays off for you, because I have actually held title, run the numbers, and lived through a closing. When your Florida commercial property loans depend on a tight timeline or a tricky asset, that experience is the difference between a funded deal and a dead one.
Miami Commercial Real Estate Loans and the South Florida Market
Miami commercial real estate loans dominate my South Florida volume, and the market earns it. PortMiami, the Brickell financial core, the international buyer base, and a multi-family market with no state income tax behind it all pull capital into the metro. I treat Miami commercial real estate loans as a home court, with the lender relationships and the market read to fund Florida commercial real estate loans faster than an out-of-area bank ever could on the same deal.
When the Bank Walked, I Closed
One deal is luck. Two deals at wildly different sizes is a system. Here is the proof behind the Florida commercial real estate loans I place, at both ends of the size scale.
$43M Multi-Family Apartment Complex
- Bank issued a pre-approval, then walked two weeks before closing.
- The real estate broker called me.
- I structured the financing with an institutional capital partner.
- Term sheet in the buyer’s hands in 48 hours.
- Closed in 19 days.
“When a $43M deal demands institutional speed, this is how I deliver.”
$4.2M Multi-Family Apartment Purchase
- The borrower’s bank walked pre-closing.
- This was a purchase, not a refinance.
- I funded it in 24 days.
- Into a 20-year fixed.
“This is the typical-investor deal I do every month.”
Fresh Closings From My Desk
Loading my latest funded deals…
A Florida Bank vs. Me
A bank works for the bank. I work for your closing. Here is what that difference looks like on real Florida commercial real estate loans, scenario by scenario. The pattern repeats on most Florida commercial real estate loans I rescue.
| Scenario | Traditional Bank | Kevin |
|---|---|---|
| $5M acquisition with a 60-day closing window | 90+ days to underwriting, often declined | I deliver a term sheet in 3 to 5 days and close in 21 to 30 |
| Bank withdraws 10 days from close | Deal dies | I can place an emergency term sheet in 24 hours and close in under 15 days |
| Out-of-state buyer | Bank wants an in-state relationship | I am a cross-state CRE specialist, all 50 states |
| Loan over $20M | Most banks tap out | I close up to $100M with my institutional partners |
| Owner-occupied CRE | Generic SBA process | I am an SBA 504 specialist, 90-day target close |
| 1031 exchange, tight timeline | Bank cannot match the deadline | I close in 21 to 30 days, with your replacement property identified |
| DSCR property with no W-2 income | Declined for “lack of personal income” | I have DSCR programs that qualify the property, not your W-2 |
Why Work With Me Instead of a Florida Bank
20+ Years in the Commercial Real Estate Arena.
I have spent 20+ years in the commercial real estate arena, not behind a teller window. I have been a broker, an owner, and an operator. I have sat on the borrower’s side of the table, signed the personal guarantee, and sweated a closing date, so when I tell you I understand your Florida commercial mortgage, I mean it from experience and not from a training manual. That experience is behind every one of the $500M+ I have funded, and behind every Florida commercial real estate loans file I take on.
I bring a 75+ lender network and a $100M institutional capital partner to the table, and I execute across all 50 states. Most loan brokers have never owned commercial property or run a deal from the borrower’s side. That is the difference you feel when a Florida deal gets complicated, the insurance binder blows up, or the seller moves the date, and you need someone who has actually been there to keep it alive. Don’t Beg the Bank! Put a borrower-side operator on your side instead.
I call you. I never text. I review every Florida commercial real estate loans file personally, 7 days a week, on Arizona Time. For a multi-million-dollar decision you deserve a real person who picks up the phone, not a portal and a ticket number. That is the trust a CRE deal of this size requires, and it is the standard I hold myself to on every file.
So here is the bottom line on Florida commercial real estate loans. Don’t Beg the Bank! Tell me what you are trying to do and I will tell you the fastest way to fund it. More about how I work → or scroll down and send me the deal.
What Drives the Florida Deals on My Desk
Three engines fill my Florida pipeline. Hospitality runs the state, with a record 143 million visitors pulling hotel, resort, and short-term-rental deals onto my desk from the Keys to the Panhandle. Healthcare keeps expanding to serve one of the largest retiree populations in the country, driving medical office and surgical-center demand. And restaurants and food service ride that same tourist and population wave statewide. When those tenants need space, the property behind them needs Florida commercial real estate loans, and that is where I come in. Three growth engines, one source for the Florida commercial real estate loans behind them.
Florida Commercial Real Estate Across the Map
My desk covers the whole state, and I place Florida commercial real estate loans in every corner of it. Miami commercial real estate loans are the core of what I do in the south, anchored by PortMiami, Brickell, and one of the deepest multi-family markets in the country. Orlando and Tampa carry the I-4 corridor with industrial and hospitality, Jacksonville holds the JAXPORT logistics story, and Southwest Florida… Cape Coral, Fort Myers, and Naples… is one of the fastest-growing CRE submarkets in America. Wherever the deal sits, I can fund it with the right Florida commercial real estate loans for that market. No corner of the state is too far for my Florida commercial real estate loans desk.
Authority on Florida Commercial Real Estate Lending
I would rather you trust the institutions than take my word for it. These are the sources I rely on when I structure Florida commercial real estate loans, and you should too.
Federal Loan Programs
The SBA’s own breakdown of 7(a), 504, and other programs I use to structure owner-occupied CRE deals.
SBA Loan Programs →Commercial Real Estate Industry
NAIOP, the commercial real estate development association, on market trends and development standards.
NAIOP →Real Estate Research and Trends
The Urban Land Institute’s research on capital flows and emerging trends in real estate.
ULI →Florida Economy
FloridaCommerce, the state Department of Commerce, on Florida’s economic development, workforce, and business climate.
FloridaCommerce →Send Me Your Florida Deal
Tell me what you are working on. I review every one of my Florida commercial real estate loans files personally and I will call you back, 7 days a week, on Arizona Time. Every Florida commercial real estate loans inquiry reaches me directly, not a call center.
No upfront fees.* I am paid by the lender at closing. Your information goes to me directly… I call leads, I never text, and I never sell your data.
Florida Commercial Real Estate Loans: FAQ
How fast can you close a Florida commercial real estate deal?
On a standard acquisition I deliver a term sheet in 3 to 5 days and close in 21 to 30. A bridge deal moves faster… a term sheet in 24 to 72 hours and a close in 15 to 30 days. If a bank just walked on you days before closing, I can place an emergency term sheet in 24 hours and close in under 15 days. The clock starts the moment your application reaches me, so the sooner I see the deal, the sooner the money moves. Speed is the entire point of my Florida commercial real estate loans. Arizona Time, 7 days a week.
How much can I borrow with Florida commercial real estate loans?
I arrange Florida commercial real estate loans from $150K to $100M. Smaller owner-user deals run through SBA 504 and 7(a), conventional acquisitions sit in the middle, and large institutional deals up to $100M go through my capital partners. On qualified $5M to $100M CRE, development, and construction deals I can reach up to 90% leverage.* Tell me the deal size and I will tell you the structure that fits.
What property types do you finance in Florida?
All of them. Multi-family apartments, warehouse and industrial, office buildings, office condos, retail and strip malls, flex buildings, construction and development, and self storage. Florida multi-family loans are a big part of my volume given how deep the apartment markets run in Miami, Orlando, and Tampa, but I place Florida commercial property loans across every major asset class in the state. If you are not sure where your deal fits, send it to me and I will point you to the right program. Florida commercial real estate loans, every asset class, one source.
Do you offer SBA 504 for owner-occupied CRE in Florida?
Yes, and it is one of my specialties. The SBA 504 is structured differently from a conventional bank loan: a bank first lien at about 50 percent, an SBA/CDC debenture portion at about 40 percent priced off the bond market, and your equity. That structure delivers the highest leverage and best long-term fixed rates available to an owner-user. If you occupy 51 percent or more of the building, your Florida deal likely qualifies. It is one of the strongest Florida commercial real estate loans for an owner-user. One call and I will tell you for sure.
Do you finance 1031 exchanges in Florida?
Yes. The hard part of a 1031 is the calendar… 45 days to identify and 180 days to close. A bank usually cannot move at that speed. I can. Once you have identified your replacement property, I close in 21 to 30 days, which keeps your exchange inside the deadline and your gains deferred. With so much out-of-state money rotating into no-income-tax Florida, 1031 buyers are a big part of my book. Bring me the timeline early and I will build the Florida commercial real estate loans financing around it.
Do you fund ground-up construction in Florida?
Yes. With roughly a thousand people a day moving in and coastal land getting scarce, ground-up moves fast in Florida. I structure construction and development capital from $500K to $100M, with an LTV/LTC blend up to 90% on qualified large deals.* Term sheets run 5 to 10 days and closings 30 to 45 days. Bring me the pro forma, the budget, and the sponsor’s track record and I will tell you what I can do.
What loan-to-value ratios do you offer?
It depends on the asset and the deal. Stabilized commercial real estate typically runs 60 to 75% LTV. Owner-occupied bridge runs 60 to 75% LTV, interest-only, with an SBA or permanent takeout. On qualified $5M to $100M CRE, development, and construction deals I can reach up to 90% leverage*, measured as LTV on stabilized value or an LTV/LTC blend on ground-up. Send me the numbers and I will give you a straight answer on leverage. Leverage is deal-specific on Florida commercial real estate loans.
What documents do you need to issue a term sheet?
To move fast I need the basics up front: the purchase contract or current debt, a rent roll and trailing-12 operating statements for income property, your personal financial statement, and a quick note on the sponsor’s experience. For Florida income deals I also want the current insurance quote early, because that line moves the underwriting here. For construction I add the budget, plans, and pro forma. You do not need a perfect package to start… send me what you have and I will tell you what is missing. That is how I run every one of my Florida commercial real estate loans.
What does it cost to work with you?
I charge no fees to you, the borrower. I am compensated by the lender at closing. Some partner lenders may require a commitment fee or deposit when you accept a term sheet… that charge belongs to the lender, not to me, and it is always disclosed before you commit to anything. There are no upfront fees to me to get started. You send me the deal, I go to work, and the lender pays me when it closes.
Can I get a Florida commercial mortgage with less-than-perfect credit?
Often, yes. A bank leads with your credit score. I lead with the deal. For a Florida commercial mortgage on income property, DSCR programs qualify the property’s cash flow, not your W-2 or your FICO. For owner-occupied deals there is more flexibility than most banks admit. Bad credit does not automatically kill a strong deal in my world… it just changes which lender in my network I take it to. Send it over and let me look.
Which Florida markets do you serve, and do you do Miami commercial real estate loans?
All of Florida, and yes, Miami commercial real estate loans are a core part of my business. I fund deals in Miami, Fort Lauderdale, West Palm Beach, Orlando, Tampa, St. Petersburg, Jacksonville, Sarasota, Naples, Cape Coral, and the fast-growing edges like Port St. Lucie and Ocala. I am a cross-state CRE specialist, so an out-of-state or international buyer chasing a Florida property is exactly the kind of deal I close all the time. Wherever the property sits in Florida, I can fund it.
Commercial Real Estate Loans by State
Find your program. Don’t Beg the Bank!
I arrange Florida commercial real estate loans from $150K to $100M, with a same-day callback from someone who has owned the businesses himself. Tell me what you are trying to do and I will tell you the fastest way to fund it. Don’t beg a bank that will keep you waiting… call me.
*I charge no fees to the borrower. I am compensated by the lender at closing. Some partner lenders may require a commitment fee or deposit when you accept a term sheet; that charge belongs to the lender, not to me, and is disclosed before you commit. Leverage up to 90% applies only to qualified $5M to $100M CRE, development, and construction deals, measured as LTV on stabilized value or an LTV/LTC blend on ground-up; terms run 12 to 60 months on large deals with closings in 15 to 30 days, and stabilized permanent financing runs 5 to 30 years. All figures are illustrative and subject to lender approval, underwriting, and property qualification. Florida commercial real estate loans are arranged by Kevin Kermeen, a nationwide commercial loan advisor.