New York Commercial Real Estate Loans
New York Commercial Real Estate Loans$150K to $100M
I arrange New York commercial real estate loans for investors, sponsors, and developers, from a single Brooklyn walk-up to a $100M Manhattan tower. This is the most competitive CRE market in the country, and the deal goes to whoever can fund it. If you are searching for New York City 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 New York commercial real estate loans when the bank will not.
If you are comparing New York commercial real estate loans, start here. I arrange New York commercial real estate loans for purchase, refinance, construction, and bridge across all 50 states, with the five boroughs and the New York City metro as the busiest part of my desk. The short version on New York commercial real estate loans: they should move at the speed of the deal, and most banks in this market simply cannot. I can.
The Property Types I Finance in New York
Whatever you are buying, building, or refinancing, I have a lender for it. New York 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 New York commercial real estate loans behind it follow.
Multi-Family Apartment
New York City is the multi-family capital of the country, with roughly a million rent-stabilized units and a rental vacancy rate near 1.4%. I fund New York multi-family loans on acquisition, refinance, and value-add across the five boroughs, Westchester, and Long Island.
View multi-family loans →Warehouse and Industrial
Last-mile logistics demand is fierce in a city of nine million people, and the Bronx, Queens, and the I-87 Hudson Valley corridor are where the space is. I finance distribution, cold storage, and last-mile facilities. These are some of the steadiest New York commercial real estate loans on my desk.
View warehouse and industrial loans →Office Building
Manhattan office is repricing, and the flight to quality is real, with the best buildings absorbing tenants while older stock trades at a discount. I underwrite New York office acquisitions and refinances on the lease and the basis, the way solid New York commercial real estate loans should be written.
View office building loans →Office Condo
For New York 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 the boroughs and the suburbs, and among the most popular New York commercial real estate loans I arrange.
View office condo loans →Retail and Strip Mall
Street retail in Manhattan and Brooklyn has found its footing again, and suburban centers in Westchester, Long Island, and the Hudson Valley keep performing. I finance neighborhood-center New York commercial real estate loans and pad sites where the foot traffic and the demographics line up.
View retail and strip mall loans →Flex Building
Flex space fits New York’s contractor, light-manufacturing, and creative economy, especially in the outer boroughs and the Hudson Valley. I fund multi-tenant and owner-user flex New York commercial real estate loans from Yonkers to Buffalo.
View flex building loans →Construction / Development
New York development never stops, from ground-up multi-family under the new tax-incentive programs to adaptive reuse of older commercial stock. I structure construction and development New York commercial real estate loans with an LTV/LTC blend up to 90% on qualified large deals.*
View construction and development loans →Self Storage
Dense, space-starved New York markets 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 New York commercial real estate loans in the state.
View self storage financing →New York Commercial Real Estate Loans: Programs and Speed
Every New York 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 New York 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 New York 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.
New York Commercial Real Estate by the Numbers
I underwrite New York 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 New York commercial property loans keep performing.
New York State GDP
New York’s all-industry economy topped $2.32 trillion in 2024, one of the largest state economies on earth and a deep base of demand under the commercial property I finance.
Source: U.S. BEA via FRED (2025)New York residents
New York is the fourth-most-populous state, at 19.87 million people as of July 2024, and population growth has returned… renters and buyers who need space.
Source: U.S. Census Bureau (2024)Wall Street securities jobs
New York City securities employment hit a record 201,500 in 2024, passing the year-2000 peak. Roughly one in eleven city jobs ties to the industry… and to the offices it fills.
Source: NYS Comptroller (2025)Rent-stabilized apartments
New York City counts roughly 996,600 rent-stabilized units, the heart of the largest multi-family market in the nation and the reason New York multi-family loans stay in demand.
Source: NYC HPD, 2023 NYCHVSNYC rental vacancy rate
The 2023 Housing and Vacancy Survey pegged the city’s net rental vacancy at 1.41 percent, the tightest in more than 50 years… extraordinary demand pressure behind income property.
Source: NYC HPD, 2023 NYCHVSHow New York Investors Use New York Commercial Real Estate Loans
Demand is one thing. Turning it into a closed deal is another. Here is how the New York commercial real estate loans I arrange actually get put to work, lane by lane. Whatever the asset, New York commercial real estate loans win on speed and structure, and that is what I bring to every file. Below is how New York commercial real estate loans break down by what you are actually trying to fund.
New York Multi-Family Loans
New York multi-family loans are the busiest lane on my desk, and it is no accident. The city holds roughly a million rent-stabilized units and a vacancy rate near 1.4%, the deepest apartment market in the country. I place New York multi-family loans on purchase, refinance, and value-add. New York multi-family loans run from a six-unit brownstone in Brooklyn to a 300-unit institutional complex on Long Island. The same playbook behind my $43M and $4.2M apartment closings drives these New York commercial real estate loans for you.
The New York Commercial Mortgage Options I Place
A New York commercial mortgage is not one product, it is a menu. I match each New York 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 New York commercial mortgage across a 75+ lender network until I find the structure that fits, the same way I shop every one of my New York commercial real estate loans.
New York Commercial Property Loans Across Every Asset Class
I write New York commercial property loans on retail, office, industrial, flex, self storage, and mixed-use, not just the easy categories. New York commercial property loans are not limited to the easy categories, and New York 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 New York 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.
New York City Commercial Real Estate Loans and the Five-Borough Market
New York City commercial real estate loans dominate my volume, and the metro earns it. Wall Street, the record securities payrolls, the deepest multi-family market in the nation, and the last-mile logistics race all pull capital into the five boroughs. I treat New York City commercial real estate loans as my home court, with the lender relationships and the market read to fund New York commercial real estate loans faster than an out-of-area bank ever could on the same deal. From Manhattan to the Bronx, New York City commercial real estate loans are exactly what I close.
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 New York 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 New York Bank vs. Me
A bank works for the bank. I work for your closing on New York commercial real estate loans. Here is what that difference looks like on real New York commercial real estate loans, scenario by scenario. The pattern repeats on most New York 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 New York 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 New York 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 New York 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 New York deal gets complicated 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 New York 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 New York 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 New York Deals on My Desk
Three engines fill my New York pipeline. Finance and professional services anchor the whole market… Wall Street’s record payrolls, the law firms, and the accounting and advisory shops that fill Manhattan office and drive owner-user demand. Healthcare keeps expanding across the boroughs and the suburbs, driving medical office and surgical-center deals. And hotel and hospitality runs hard on record tourism, pulling acquisition and renovation financing with it. When those tenants need space, the property behind them needs New York commercial real estate loans, and that is where I come in. Three growth engines, one source for the New York commercial real estate loans behind them.
New York Commercial Real Estate Across the Map
My desk covers the whole state, and I place New York commercial real estate loans in every corner of it. New York City commercial real estate loans are the core of what I do, anchored by Wall Street, the deepest multi-family market in the country, and the five-borough logistics race. Buffalo and Rochester carry the upstate industrial and medical story, Albany anchors the Capital Region government and tech corridor, and fast-growing Hudson Valley markets like Kingston and Poughkeepsie keep pulling investor capital north. Wherever the deal sits, I can fund it with the right New York commercial real estate loans for that market.
Authority on New York 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 New York 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 →New York Economic Authority
Empire State Development, New York’s chief economic development agency, on statewide investment and growth programs.
Empire State Development →Send Me Your New York Deal
Tell me what you are working on. I review every one of my New York commercial real estate loans files personally and I will call you back, 7 days a week, on Arizona Time.
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.
New York Commercial Real Estate Loans: FAQ
How fast can you close a New York 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 New York commercial real estate loans. Arizona Time, 7 days a week.
How much can I borrow with New York commercial real estate loans?
I arrange New York 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 New York?
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. New York multi-family loans are a big part of my volume given how deep the city’s apartment market runs, but I place New York 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. New York commercial real estate loans, every asset class, one source.
Do you offer SBA 504 for owner-occupied CRE in New York?
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 New York deal likely qualifies. It is one of the strongest New York commercial real estate loans for an owner-user. One call and I will tell you for sure.
Do you finance 1031 exchanges in New York?
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. Bring me the timeline early and I will build the New York commercial real estate loans financing around it.
Do you fund ground-up construction in New York?
Yes. With tight housing supply and new tax-incentive programs pulling multi-family development forward, ground-up moves fast in New York. 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 New York 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 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. The faster I see it, the faster the term sheet comes back. That is how I run every one of my New York 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 New York commercial mortgage with less-than-perfect credit?
Often, yes. A bank leads with your credit score. I lead with the deal. For a New York 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 New York markets do you serve, and do you do New York City commercial real estate loans?
All of New York, and yes, New York City commercial real estate loans are the core of my business. I fund deals across Manhattan, Brooklyn, Queens, the Bronx, Staten Island, and out to Yonkers, White Plains, and Long Island, plus upstate in Buffalo, Rochester, Syracuse, and Albany. I am a cross-state CRE specialist, so an out-of-state buyer chasing a New York property is exactly the kind of deal I close all the time. Wherever the property sits in New York, I can fund it.
Commercial Real Estate Loans by State
Find your program. Don’t Beg the Bank!
I arrange New York 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. New York commercial real estate loans are arranged by Kevin Kermeen, a nationwide commercial loan advisor.