Refinance Your DFW Commercial Mortgage
Cash-out refinance, maturity take-out, and rate reduction on existing commercial mortgages across the DFW Metroplex.
- Maturing bank loans facing a material rate reset
- Cash-out refinance to recapitalize a deal
- Bridge-to-perm refinance on stabilized value-add
- Consolidation of multiple loans on a single property
Commercial Mortgage Refinance, at a glance
- Loan size
- $500K – $500M
- Amortization
- 25–30 years
- Term
- 5–30 years
- LTV
- Up to 80% on cash-out
- DSCR
- 1.20x–1.35x depending on asset
- Rate
- Market rate for the execution chosen
- Typical close
- 45–90 days
Commercial mortgages mature, rates change, and property values move. Every owner of DFW commercial real estate will refinance at some point, and for a growing number of owners, that refinance is happening right now as legacy 3%–4% bank loans and CMBS notes written pre-2022 come up for their first renewal in a materially different rate environment. Getting a refinance right is not just about rate, it is about cash proceeds, prepayment flexibility, recourse, and matching the capital to the hold period.
We refinance every major commercial asset class across DFW: multifamily into agency, industrial into life company or CMBS, office into bank or CMBS (depending on tenancy), retail into CMBS or life company, and owner-occupied into SBA. The right execution depends on the asset, the sponsor, and the goal of the refinance. Our job is to run every eligible capital source against the file and present an apples-to-apples comparison, not to push the borrower toward whichever product pays us more.
Rate/term vs. cash-out refinance
A rate/term refinance replaces the existing loan with a new one at a better rate, a different term, or both, without pulling any equity out of the deal. Rate/term is usually the easier of the two executions because lenders are not giving the borrower additional proceeds. It is the right approach when the property has appreciated but the sponsor is not looking to recapitalize.
A cash-out refinance replaces the existing loan AND returns equity to the sponsor. Cash-out is extremely common in DFW multifamily after a value-add business plan is complete, the sponsor finishes renovations, rents grow, NOI rises, and the refinance pulls out all of the original equity (and sometimes more), leaving the sponsor with a stabilized asset and their capital back for the next deal. Cash-out LTVs typically cap at 75%–80%.
Maturity take-outs in the current environment
Many DFW owners are facing loan maturities at reset rates that are several hundred basis points higher than the original. That creates three scenarios depending on NOI growth during the term: (1) the property's NOI has grown enough to cover the new payment, refinance into a new permanent loan; (2) NOI has grown but not enough, refinance into a bridge loan to buy time; (3) NOI has declined or the payment shock is severe, restructure with the existing lender, inject fresh equity, or sell.
We have run through hundreds of maturity scenarios for DFW owners in the last 24 months. The single most important step is starting 9–12 months before maturity, not 3 months. That gives enough runway to line up the right take-out lender, negotiate extensions if needed, or reposition the asset.
Ready to explore Refinance options?
Get a QuoteCommercial Mortgage Refinance, FAQ
How much can I cash out on a DFW commercial refinance?
Up to 75%–80% LTV on stabilized assets, subject to DSCR and debt yield limits. The exact maximum depends on the asset class, leverage appetite of the target lender, and the sponsor's qualifications. A cash-out refinance on a 2-year-old Class A multifamily in Plano will get higher proceeds than a cash-out on a secondary-market strip center.
What are prepayment penalties on an existing DFW loan?
Varies wildly. Bank loans typically have 3–5 year declining prepays. CMBS loans have yield maintenance or defeasance, expensive mid-term but free in the open prepay window. Agency loans have yield maintenance or declining step-down. We calculate the full prepay cost on the existing loan before recommending any refinance so the math actually lines up.
Can I refinance a commercial loan before maturity?
Yes, subject to prepayment costs on the existing loan. If the existing loan is in its open prepay window (often the last 3–6 months of the term), the refinance can happen at essentially no penalty. Outside that window, the prepay cost has to be weighed against the benefit of the new loan.
How long does a commercial refinance take in DFW?
45–75 days for a clean rate/term refinance. Cash-out refinance runs 60–90 days because there is more scrutiny on the trailing operating history and the sponsor's use of proceeds. Bank refinances often close faster than agency or CMBS because of relationship pricing and lighter third-party requirements.
Can I refinance a commercial loan with cash flow issues?
Yes, but the product changes. A property with weak DSCR cannot refinance into a conventional permanent loan at market terms, instead, we look at bridge debt to buy time for NOI recovery, or a loan restructure with the existing lender. In some cases a recapitalization with fresh equity is the right answer. We will not place a deal into a product that does not fit the cash flow.
Other loan programs
SBA
SBA Loans
Government-guaranteed financing for owner-users buying, building, or expanding commercial property across North Texas.
- Loan size
- $150K → $15M
- Close
- 45–75 days
SBA 504
SBA 504 Loans
The only commercial loan product in the country that gives owner-occupiers a 20- or 25-year fixed rate on 40% of their purchase.
- Loan size
- $500K → $15M
- Close
- 60–90 days
SBA 7(a)
SBA 7(a) Loans
The most flexible small-business loan in the country, real estate, acquisition, equipment, and working capital in a single package.
- Loan size
- $50K → $5M
- Close
- 45–60 days with Preferred Lender
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Tell us about your property and we'll match you to the right capital source across our network of 30+ lenders.