SBA 7(a) & 504 Financing for DFW Business Owners
Government-guaranteed financing for owner-users buying, building, or expanding commercial property across North Texas.
- DFW business owners purchasing their first building
- Owner-occupied industrial, office, retail, and flex space
- Business acquisitions that include real estate
- Expansions and ground-up owner-occupied construction
SBA Loans, at a glance
- Loan size
- $150K – $15M
- Amortization
- Up to 25 years (504 real estate)
- Term
- 10–25 years
- LTV
- Up to 90% combined
- Rate
- Prime + 1.5% to 3% (7a) / fixed bond rate (504)
- Typical close
- 45–75 days
The Small Business Administration does not lend money directly. Instead, the SBA guarantees a portion of loans that banks and non-bank lenders originate, which reduces the lender's risk and allows them to approve owner-occupied commercial real estate deals with as little as 10% down. For DFW business owners who would rather build equity in their own building than keep cutting rent checks, SBA financing is often the single best capital tool on the market.
Commercial Financing DFW works with a network of SBA Preferred Lenders across Texas, a designation that lets those banks issue approvals in-house instead of sending files back to the SBA for review. That shortens closings dramatically. Whether you are buying an existing building in Arlington, refinancing owner-occupied real estate in Plano, or ground-up constructing a new flex building in Fort Worth, we match your deal to the lender whose credit box and industry appetite actually fit.
SBA 7(a) vs. SBA 504, which program fits?
The SBA 7(a) program is the workhorse loan, flexible, faster to close, and capable of financing real estate, business acquisition, equipment, working capital, or any combination of those in a single package. Loan amounts cap at $5 million and rates are variable, typically pegged to WSJ Prime.
The SBA 504 program is narrower but cheaper on large, real-estate-heavy deals. It splits the deal into a conventional bank first (50%) and a fixed-rate CDC second backed by an SBA bond (40%), with the borrower contributing 10% down. Rates on the CDC portion are fixed for the full 20 or 25 years, a genuine rarity in commercial lending and the reason 504 is the go-to structure for owner-occupied deals above $1.5M in DFW.
What DFW borrowers actually qualify for
SBA underwriting looks at three things: global cash flow (business + personal), borrower character and experience, and the value of the collateral. In practice, a DFW business with two years of tax returns showing debt service coverage above 1.25x, personal credit above 680, and enough cash for the 10% down payment is the sweet spot.
We regularly place deals with lenders whose boxes the big national banks do not touch, restaurants, medical practices, HVAC contractors, auto repair, self-storage conversions, and acquisition deals where goodwill makes up most of the purchase price. If a Texas-based SBA Preferred Lender has an appetite for your industry, we will find them.
Ready to explore SBA options?
Get a QuoteSBA Loans, FAQ
What is the minimum down payment for an SBA loan in DFW?
Most SBA real estate deals close with 10% down. Special-use properties (hotels, gas stations, car washes) or start-ups may require 15%–20%. First-time buyers and experienced operators both benefit from the same minimums, the SBA does not require you to be a seasoned commercial real estate investor.
Can I use an SBA loan to buy a building I already lease from?
Yes. SBA 504 and 7(a) both allow you to purchase a building you currently occupy as a tenant, provided you will occupy at least 51% of the usable square footage going forward. These deals often close faster than open-market purchases because the occupancy and cash-flow story is already proven.
How long does an SBA loan take to close in Texas?
With a Preferred Lender, a clean SBA 7(a) file closes in 45–60 days. SBA 504 typically runs 60–90 days because it involves a Certified Development Company (CDC) and a bond sale. We prioritize Preferred Lenders on every file to cut weeks off the process.
Does the SBA charge guarantee fees on DFW loans?
Yes. SBA 7(a) loans include a one-time guarantee fee that is typically financed into the loan, usually between 2% and 3.75% of the guaranteed portion depending on loan size. SBA 504 has its own bond-issuance fees built into the rate. We will run both structures so you can compare all-in costs before committing.
Can a real estate investor get an SBA loan?
Pure investment properties do not qualify. The SBA requires owner-occupancy of at least 51% for existing buildings and 60% for ground-up construction. If you are buying a building primarily to lease to third-party tenants, look at bridge, permanent, or DSCR financing instead, we arrange all of those as well.
Other loan programs
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
Bridge
Bridge Loans
Short-term debt capital for acquisitions that need speed, value-add projects that cannot wait for a permanent loan, and refinances with a story.
- Loan size
- $500K → $150M
- Close
- 2–4 weeks
Ready to start your deal?
Tell us about your property and we'll match you to the right capital source across our network of 30+ lenders.