What Is a Commercial Hard Money Loan?
A commercial hard money loan is asset-based bridge financing for commercial real estate. Instead of bank-style underwriting, the focus is on the property, the deal, and your plan to add value and exit.
Built for Deals Banks Can’t Close Fast Enough
Commercial opportunities don’t wait on a 60-day underwriting process. TBA Lending funds commercial deals across Pennsylvania, Delaware, New Jersey, and Maryland with our own capital, so you get a real answer within 24 business hours and can close on your timeline.
Commercial Properties We Fund
Our commercial hard money loans are made for investors who see potential where banks see risk. Maybe it’s a mixed-use building with empty storefronts, an apartment complex with below-market rents, or an office property that needs a new direction. Banks tend to pass on properties like these until they’re already stabilized, which is exactly when the upside is gone. We look at the deal itself: the purchase price, the improvement plan, the projected value, and your exit strategy. When the numbers make sense, we move quickly so the deal stays alive.
If the property has a clear path to higher value, we want to help you get there. Here’s what we fund.
How Our Commercial Lending Process Works
From the first phone call to the closing table, our process is built around speed and clarity. You talk directly with the people who make the lending decision, so there’s no waiting on a credit committee or a loan officer three levels removed.
Every commercial deal follows the same six steps, so you always know where your loan stands and what comes next.
The Process:
- Submit your deal: Share the property details, purchase price, improvement plan, and exit strategy.
- We review the numbers: We look at the property, the plan, and the projected value.
- Receive your term sheet: Get clear terms, usually within 24 business hours.
- Close in days: Lock up the property before the opportunity passes.
- Stabilize the property: Complete improvements, fill vacancies, and raise income.
- Refinance or sell: Move into long-term financing or sell, and pay off the loan.
When a Commercial Bridge Loan Makes Sense
Value-Add Projects
When a property needs renovations, new tenants, or better management before it can qualify for permanent financing, a bridge loan covers the gap. You improve the property, raise its value, then refinance into long-term debt.
Time-Sensitive Acquisitions
Sellers with a tight deadline often favor the buyer who can close fastest. With an answer in 24 business hours and closings in days, you can compete with cash buyers and lock up deals that would slip away during bank underwriting.
Deals Banks Won’t Touch
Vacancies, deferred maintenance, and unusual property types can stop a bank deal cold. We look past the current condition to the property’s potential, so a promising deal doesn’t die just because it doesn’t fit a bank’s checklist.
Why Commercial Investors Choose TBA Lending
We Lend Our Own Capital
Because we’re completely self-funded, we don’t wait on outside investors or bank approvals to say yes. You get an answer within 24 business hours and can close in just a few days, keeping time-sensitive deals alive.
Terms Built Around Your Exit
Every commercial deal is different. We structure terms around your property and your plan, whether you’re refinancing after lease-up or selling once improvements are complete.
Straight Answers From Decision-Makers
You talk directly with the people approving your loan. No credit committees, no runaround, and clear terms from day one, so you know exactly where you stand.
Where We Lend on Commercial Property
From Philadelphia’s rowhome blocks to the Maryland line, TBA Lending funds investors throughout Southeastern Pennsylvania and the surrounding Mid-Atlantic. We know these markets, the properties, and how deals move here, so you get a fast, straight answer on every deal.
Philadelphia · Delaware County · Chester County · Montgomery County · Bucks County · Lancaster · Wilmington · South Jersey · Baltimore · Cecil County · Caroline County · Queen Anne’s County · Talbot County
Commercial Hard Money Loan FAQs
Looking at a commercial deal? Here are the answers investors ask us most often about commercial hard money financing with TBA Lending.
What types of commercial properties do you finance?
We fund mixed-use buildings, apartment buildings with five or more units, retail space, and office properties. If you’re looking at a different property type, give us a call and walk us through the deal.
How fast can you close a commercial deal?
Because we lend our own capital, you get an answer within 24 business hours, and once the deal is approved, we can close in just a few days.
Do you lend on vacant or underperforming properties?
Yes. Value-add properties with vacancies, below-market rents, or deferred maintenance are exactly the kind of deals we fund, as long as there’s a clear plan to improve the property.
What exit strategies do you accept?
Most borrowers refinance into long-term financing once the property is stabilized, or sell after improvements are complete. We’ll talk through your exit before closing so the terms fit your plan.
Is there a minimum loan amount?
Every deal is reviewed on its own merits, so if you’re unsure whether yours qualifies, give us a call and we’ll give you a straight answer.
Not Sure Which Loan Is Right for You?
Give us a call and walk us through the deal. We’ll look at your numbers, tell you which program fits, and give you a straight answer, usually within 24 business hours.