Investor Guide
Commercial & Land Loans in Florida
Commercial hard money and land loans fund the deals banks won't touch — value-add office, repositioning retail, small multifamily acquisitions, infill land assemblies, and entitled development tracts. Across Duval, St. Johns, Clay, and Nassau counties, asset-based commercial financing closes faster, leverages on value rather than cash flow, and gives experienced investors the bridge they need to execute a business plan.
Eligible Property Types
- Small multifamily: 5–50 units across Jacksonville and surrounding submarkets.
- Office: Single-tenant, multi-tenant, medical office.
- Retail: Strip centers, single-tenant NNN, mixed-use.
- Industrial: Warehouse, flex, light industrial, self-storage.
- Special purpose: Automotive, hospitality, daycare (lender-dependent).
- Land: Raw, entitled, platted lots, and improved development sites.
Leverage & Pricing
| Asset | Max LTV | Rate | Term |
|---|---|---|---|
| Stabilized commercial | 65–70% | 10%–12% | 12–36 mo |
| Value-add commercial | 60–65% as-is | 11%–13% | 12–24 mo |
| Small multifamily (5+) | 65–75% | 10%–12.5% | 12–36 mo |
| Entitled / improved land | 50–65% | 11%–13.5% | 12–24 mo |
| Raw land | 40–55% | 12%–14% | 12–24 mo |
What Underwriting Looks At
- Property: Appraisal, rent roll, T-12, leases, environmental (Phase I), survey.
- Sponsor: Schedule of real estate owned, liquidity, credit (typically 660+).
- Business plan: Hold period, value-add scope, exit (sale or permanent refi).
- Land: Zoning, entitlements, utilities, road access, wetlands delineation.
Land Loans: What's Different
Land is harder to finance because it produces no income and is less liquid in a downside scenario. Lenders compensate with lower LTVs, higher rates, and a strong preference for entitled land (zoning in place, plat approved, utilities at the site) over raw acreage. The clearer your path to vertical construction or resale, the better your pricing.
Common Exit Strategies
For commercial assets: stabilize NOI, then refinance into agency (Freddie SBL), CMBS, or life-company permanent debt. For land: sell to a homebuilder or end-user, or roll into a ground-up construction loan once permits are pulled. The exit drives the term length — structure to give yourself a 6-month buffer past your realistic timeline.
Commercial & Land Loan FAQs
What types of commercial properties qualify?+
Most Florida commercial hard money lenders fund small office, retail, mixed-use, light industrial, warehouse, self-storage, 5+ unit multifamily, and select special-purpose properties (medical, automotive, hospitality). Larger institutional assets are usually placed with bridge debt funds.
Can I get a loan on raw land in Florida?+
Yes. Most land lenders fund 40–55% LTV on raw/unimproved land and 50–65% LTV on entitled or improved land (with utilities, road access, or platted lots). Pricing is higher than improved-property loans because of liquidity risk.
What are typical commercial hard money rates?+
Florida commercial bridge loans price between 10%–13% interest-only with 2–4 points. Land loans run slightly higher — 11%–14% — depending on entitlements and exit strategy.
How long are commercial bridge terms?+
12–36 months is the standard range, with extensions available. Land loans are typically 12–24 months. Most lenders want a clearly documented exit (sale, refinance, or development takeout).
How fast can a commercial loan close in Jacksonville?+
Small-balance commercial deals ($500K–$3M) close in 14–21 days. Larger or more complex deals run 30–45 days due to environmental reports, surveys, and tenant estoppels.
Do I need to put the loan in an entity?+
Yes — commercial and land loans are business-purpose and must close in an LLC, LP, or corporation. Personal guarantees are typical, especially under $5M.
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