Commercial Real Estate Loans in Florida: The Complete 2025 Investor’s Guide

Florida’s commercial real estate (CRE) sector remains one of the most dynamic in the U.S. as we enter 2025, fueled by robust population growth, surging tourism, and a diverse economy. Whether you’re aiming to acquire, renovate, or construct properties, understanding Florida CRE loan options is essential for maximizing returns.

Why Invest in Florida’s Commercial Real Estate?

• Continued In-Migration: Florida saw an estimated 325,000 net new residents in 2024, driving demand for retail, multifamily, and mixed-use space.
• Tourism Hub: With cities like Orlando, Miami, and Tampa attracting millions of visitors, hospitality and retail assets remain top investment targets.
• Business Growth: Favorable tax policies and an expanding tech and logistics sector are fueling new office and industrial property needs.

Key Commercial Districts in Florida (2025 Spotlight)

• Brickell (Miami): Financial and luxury condo epicenter, with strong office demand post-pandemic.
• Downtown Orlando: Experiencing mixed-use and hotel development driven by convention and entertainment business.
• Ybor City (Tampa): Historic district now revitalized as a focal point for retail and nightlife properties.
• South Eola (Orlando): Influx of residential and boutique commercial assets fueling small and mid-cap CRE deals.
• Downtown Jacksonville: Undergoing major redevelopment with public-private initiatives targeting office and riverfront properties.
• Boca Raton Business District: Popular for high-value office and medical properties.
• Innovation District (St. Petersburg): Emergent tech and life sciences corridor attracting new construction.

Core Commercial Real Estate Loan Types in Florida

• Commercial Mortgages: Long-term financing for purchasing or refinancing income-producing real estate.
• Bridge Loans: Short-term loans to “bridge” gaps between acquisition, rehab, or stabilization and permanent financing.
• Construction Loans: Specialized financing for ground-up construction or major redevelopment.
• Multifamily Loans: Tailored loans for apartments and mixed-use residential projects with 5+ units.

Spotlight: Bridge Loans in the 2025 Florida Market

Florida’s fast-moving CRE market, marked by competitive bidding and rapid value shifts, has made bridge loans a preferred tool for investors in 2025. Bridge loans provide quick access to capital for time-sensitive acquisitions, value-add plays, and repositioning assets in buoyant urban districts.

Key Features of Florida Bridge Loans (2025)

• Loan Amounts: Typically $500,000 – $20 million
• Terms: 12–36 months, with interest rates averaging 8.50–11% (as of Q1 2025)
• LTV: Up to 75% depending on asset class and location
• Speed: Closings in as little as 10–21 days

Top Commercial Lenders Serving Florida (2025)

• BankUnited – Headquartered in Miami Lakes, offers local underwriting and deep knowledge of South and Central Florida.
• Lument – National player with a dedicated Florida team for multifamily and bridge lending.
• Valley National Bank – Strong presence in Tampa and Orlando, specializing in office and retail properties.
• Starwood Property Trust – Florida-based REIT with extensive bridge and construction lending in urban cores.
• Regions Bank – Strong multifamily and mixed-use financing, particularly in Jacksonville and Miami metro.

Florida Bridge Loan Application Process (Step-By-Step)

1. Pre-Qualification: Discuss your investment objectives and deal structure with your Florida lender. Most bridge lenders offer initial indicative quotes within 48 hours.
2. Submit Application: Provide the following documents:
   • Property information (LOI, PSA, rent roll, proforma, photos)
   • Borrower/entity financials and experience resume
   • Business plan (especially for value-add or reposition projects)
3. Letter of Intent (LOI): Lender issues LOI with terms and required due diligence deposit.
4. Due Diligence: Lender orders appraisal, site visit, and environmental/property condition report (PCA, Phase I ESA).
5. Underwriting & Approval: Final review of borrower, property, and exit strategy (sale or refinance).
6. Legal & Closing: Negotiate final loan docs; closing typically occurs 10-21 days from LOI in Florida’s streamlined market.

Recent Florida Bridge Loan Success Stories

• Tampa Ybor City Retail Portfolio
  Borrower: Local developer
  Loan: $2.5 million bridge loan
  Use: Acquisition and rapid renovation of historic retail space; closed in 18 days at 9% interest, 24-month term.
  Outcome: Stabilized and refinanced via Freddie Mac SBL program within 15 months for a $1M cash-out—retained as long-term investment.
• Miami Brickell Office Condo
  Borrower: Professional investor syndicate
  Loan: $4.1 million bridge loan
  Purpose: Rapid close required to secure high-demand asset; LTV 70%, 12-month term.
  Outcome: Investor refinanced through permanent CMBS loan after value-add improvements, boosting NOI by 19%.
• Jacksonville Riverfront Mixed-Use
  Borrower: Regional developer
  Loan: $7.3 million bridge-to-construction facility
  Purpose: Assembled lots for future hotel/residential tower development. Flexible draw structure allowed land bank before vertical construction began in late 2024.
  Term: 24 months at 10.2% interest.

Florida Commercial Bridge Loan Trends for 2025

• ESG and Sustainability: Lenders now offer incentives for projects achieving LEED certification, especially in Miami and Orlando.
• Mixed-Use Focus: Bridge loans are increasingly used to reposition outdated office or hotel assets as mixed-use properties to capture new demographic and work trends.
• Rising Leverage for Experienced Sponsors: Borrowers with strong track records in Florida are routinely securing maximum LTV and reduced rates in competitive loan auctions.

FAQs: Bridge & Commercial Real Estate Loans in Florida

Can out-of-state investors access bridge loans in Florida?

Yes, though many lenders prefer local sponsors or require proven Florida market experience. National lenders often partner with local brokers for due diligence.

Are interest rates expected to fall in 2025?

Many analysts foresee rates plateauing at high-8% to mid-9% for bridge loans as the Fed keeps a cautious stance, but prime deals may dip below this benchmark.

How quickly can I close on a Florida bridge loan?

The average is 14-21 days after LOI, but deals with clear title and minimal environmental issues may close in under two weeks.

Can bridge loans be used for land assembly?

Yes, especially in urban core districts targeted for redevelopment. Lenders favor plans with clear exit (sale or construction loan refi).

Conclusion: Florida CRE Bridge Lending 2025

Florida’s thriving commercial investment environment makes bridge financing an increasingly vital option for today’s investors and developers. Whether acquiring a high-potential retail property in Ybor City, repositioning an office tower in Brickell, or assembling land along Jacksonville’s riverfront, competitive bridge loans give you the speed and flexibility vital for 2025’s Florida market.

Need capital? GHC Funding offers flexible funding solutions to support your business growth or real estate projects. Discover fast, reliable financing options today!

Test Your Expertise: The Complexities of the 1031 Exchange

As a sophisticated real estate investor, you understand that the 1031 Exchange is a cornerstone strategy for tax deferral and wealth accumulation. But beyond the basics, the intricacies of the 1031 Exchange rules can pose significant challenges. This quiz is designed to test your in-depth knowledge and highlight critical nuances that separate casual investors from true experts in 1031 Exchange transactions.

Instructions: Choose the best answer for each question.

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Page 1 of 5

Question 1: Understanding "Like-Kind" in a 1031 Exchange

Which of the following scenarios most likely qualifies as a like-kind property exchange under IRS Section 1031, allowing for 1031 Exchange tax deferral?

a) An investor exchanges a portfolio of publicly traded REIT stocks for a commercial retail building. b) An investor exchanges their primary residence, used for personal living for 15 years, for a duplex intended for rental income. c) An investor exchanges raw land held for appreciation in Texas for a stabilized apartment complex in Florida, both held for investment. d) An investor exchanges a classic car collection (personal property) for a single-family rental home (real property).

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Question 2: Navigating the 45-Day Identification Period for a 1031 Exchange

An investor sells a multi-family property on June 15th for a 1031 Exchange. According to the strict timelines, by what date must they identify their replacement properties to comply with the 1031 Exchange requirements?

a) July 30th of the same year, as the 45-day period includes weekends and holidays. b) August 29th of the same year, allowing for an extra 45 days if needed. c) December 12th of the same year, aligning with the 180-day completion period. d) January 1st of the following year, if they plan to file for an extension.

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Question 3: The Role of a Qualified Intermediary (QI) in a 1031 Exchange

Why is the engagement of a Qualified Intermediary (QI) absolutely critical for the validity of a 1031 Exchange?

a) The QI provides investment advice and helps the investor choose the best replacement property for their 1031 Exchange strategy. b) The QI acts as a liaison with the IRS, directly negotiating tax liabilities related to the 1031 Exchange process. c) The QI holds the proceeds from the relinquished property's sale, preventing the investor from having "constructive receipt" of funds, which would invalidate the 1031 Exchange. d) The QI provides legal and tax advice to ensure the 1031 Exchange is perfectly compliant

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Question 4: Understanding "Boot" and its Impact on a 1031 Exchange

An investor sells a commercial building with $500,000 in equity for a 1031 Exchange. They purchase a replacement property for $450,000, effectively reducing their debt by $50,000. What is the tax implication of this scenario within the 1031 Exchange framework?

a) The entire 1031 Exchange is disqualified because the investor "traded down" in value. b) The $50,000 in reduced debt is considered "boot" and will be immediately taxable as partial gain in this 1031 Exchange. c) There are no immediate tax implications, as the primary goal of the 1031 Exchange is only about the "like-kind" nature of the properties. d) The investor can defer the $50,000 as long as they pay off other personal debts with the funds, still qualifying for a full 1031 Exchange.

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Question 5: Advanced 1031 Exchange Strategies & Flexibility

An investor aims to sell a highly appreciated single-tenant retail property and replace it with multiple smaller, diversified multi-family units to spread risk. Which of the following 1031 Exchange identification rules best allows for this diversification strategy, maintaining eligibility for a 1031 Exchange?

a) The "Three Property Rule," where the investor can identify up to three properties of any value, regardless of the relinquished property's value, for their 1031 Exchange. b) The "200% Rule," allowing identification of any number of properties, provided their aggregate fair market value does not exceed 200% of the relinquished property's value for the 1031 Exchange. c) The "95% Rule," which states that if more than three properties are identified, the investor must acquire at least 95% of the aggregate value of all identified properties to qualify for the 1031 Exchange. d) All of the above are valid identification rules within a 1031 Exchange, offering flexibility for various investment strategies.

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The Ultimate DSCR Loan for Rental Property Quiz

Are you looking to expand your real estate investment portfolio? A DSCR loan might be the perfect tool to help you achieve your goals without relying on traditional income documentation. Test your knowledge with this quiz to see if you're ready to master the intricacies of a DSCR loan for rental property.

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Page 1 of 5

What is the primary factor a lender considers when approving a DSCR loan for rental property? A) The borrower's personal income and debt-to-income (DTI) ratio. B) The borrower's credit score and employment history. C) The property's potential rental income compared to its monthly expenses, known as the Debt Service Coverage Ratio. This is the key metric for a DSCR loan for rental property eligibility and approval. D) The total value of the borrower's existing investment properties and personal savings.

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How does a DSCR loan for a rental property differ from a conventional mortgage for a personal residence? A) A conventional mortgage requires a DSCR calculation, whereas a DSCR loan for a rental property does not. B) A DSCR loan for a rental property primarily focuses on the property's cash flow, allowing investors to qualify without traditional income verification, unlike a conventional mortgage which is based on personal income and liabilities. C) A conventional mortgage has a higher interest rate and stricter requirements than a DSCR loan for a rental property. D) A DSCR loan for a rental property is only available for commercial properties, not residential rental properties.

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What is an ideal Debt Service Coverage Ratio (DSCR) for a lender when evaluating a DSCR loan for a rental property? A) A DSCR of 0.75, indicating the property generates 75% of the income needed to cover its debt service. B) A DSCR of 1.00, meaning the property's income exactly equals its debt service. C) A DSCR of 1.25 or higher, as this indicates the property's income is greater than its expenses, making it a strong candidate for a DSCR loan for a rental property and providing a buffer for unexpected costs. D) A DSCR of 2.00, which is the standard minimum for all investment properties, regardless of location or market conditions.

Page 4 of 5

Which of the following expenses are typically included in the calculation of the Debt Service Coverage Ratio for a DSCR loan for a rental property? A) The property's mortgage payment (principal and interest), property taxes, and insurance, which are the core components used to determine if the property can support the debt. B) The property's mortgage payment, property taxes, insurance, and the borrower's personal credit card debt. C) The property's monthly rental income and all utility bills, regardless of who pays them. D) Only the principal and interest payment of the loan, as other expenses are not considered in a DSCR loan for a rental property calculation.

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Who would most benefit from using a DSCR loan for a rental property? A) A first-time homebuyer with a W-2 salary and a high debt-to-income ratio, who is looking to purchase a primary residence. B) A seasoned real estate investor with multiple properties who wants to expand their portfolio without using personal income to qualify, making a DSCR loan for a rental property the ideal financing solution for their needs. C) Someone looking to finance a primary residence with a low down payment and a government-backed loan. D) An individual with a very low credit score who cannot qualify for any other type of loan.

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Ready to leverage local expertise for your next Florida CRE investment? Contact an experienced Florida commercial lender today to explore rates, terms, and tailored financing options fit for your property, project, and growth goals.

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✅ Small Business Resources 

• SBA – Small Business Administration
  https://www.sba.gov

• SCORE Mentors (Free Mentoring & Workshops)
  https://www.score.org
• Small Business Development Centers (SBDC)
  https://americassbdc.org

Are You an SBA Real Estate Loan Expert?

Test your in-depth knowledge on using SBA Loans for owner-occupied commercial Real Estate acquisition. These questions delve into the critical details that can impact your business's growth and financial strategy.

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Page 1 of 5

For an existing commercial property, what is the minimum owner-occupancy percentage required for an SBA 7(a) real estate loan, and does this specific scenario qualify?

A manufacturing company plans to acquire a 30,000 sq ft industrial real estate facility using an SBA 7(a) Loan. The company initially needs 18,000 sq ft for its operations and intends to lease out the remaining 12,000 sq ft.

A) 60%; Yes, it qualifies. B) 51%; Yes, it qualifies. C) 75%; No, it does not qualify. D) 60%; No, it does not qualify, as they are leasing out a portion.

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Which of the following sets most accurately represents additional cost categories that can typically be financed within an SBA 504 Loan for a commercial real estate project?

Hint: Beyond the straightforward purchase of a commercial real estate property, an SBA 504 Loan is highly effective for comprehensive projects.

A) Business inventory, working capital, and employee salaries. B) Building renovations, long-term machinery essential to operations within the property, and soft costs like architectural fees. C) Advertising expenses, short-term equipment leases, and utility deposits. D) Personal real estate investments, vehicles for personal use, and stock market investments.

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Between an SBA 7(a) Loan and an SBA 504 Loan, which program generally offers the lowest typical borrower down payment for a commercial real estate acquisition, and what is that common minimum percentage for established businesses?

A highly profitable professional services firm in a competitive market wants to purchase its office real estate with minimal upfront capital. The firm's owners prioritize cash flow and liquidity.

A) SBA 7(a) Loan; 15% B) SBA 504 Loan; 10% C) SBA 7(a) Loan; 5% D) SBA 504 Loan; 20%

Page 4 of 5

For new construction, what is the initial minimum owner-occupancy percentage required, and what is the maximum timeframe to meet the full owner-occupancy threshold, for an SBA Real Estate Loan?

A fast-growing tech startup plans to construct a new 50,000 sq ft headquarters using an SBA Loan. They will immediately occupy 35,000 sq ft and have a definitive plan to occupy the remaining 15,000 sq ft within two years as their team expands.

A) Initial 51%, full 80% within 5 years. B) Initial 60%, full 80% within 3 years. C) Initial 75%, full 100% within 1 year. D) Initial 51%, full 100% within 2 years.

Page 5 of 5

What is this crucial requirement, and what fundamental principle does it underscore for the lender?

When securing an SBA Loan for a commercial real estate purchase, principal owners with a 20% or greater ownership stake are almost universally required to provide a specific type of assurance beyond the collateral of the real estate itself.

A) A fixed-rate interest payment commitment, demonstrating long-term stability. B) A first-lien position on all personal assets, ensuring full recovery. C) A personal guarantee, signifying the owners' personal commitment to loan repayment. D) A business plan with projected revenue growth of at least 15% annually, showing future viability.

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✅ Real Estate Investor Resources

• AirDNA (Short-Term Rental Data)
  https://www.airdna.co

• Rentometer (Rent Comps)
  https://www.rentometer.com
• Zillow Research & Data
  https://www.zillow.com/research

DSCR Loan IQ Quiz!

Test your knowledge of Debt Service Coverage Ratio (DSCR) loans!

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Page 1 of 3

What is the primary factor a lender focuses on when approving a DSCR loan for an investment property? a) The borrower's personal debt-to-income (DTI) ratio b) The property's ability to generate enough income to cover its mortgage payments c) The borrower's credit score history over the past 10 years d) The total number of investment properties the borrower already owns

Page 2 of 3

If a property has a Net Operating Income (NOI) of $5,000 per month and its total monthly debt service (PITI) is $4,000, what is its DSCR? a) 0.8x b) 1.0x c) 1.25x d) 5.0x

Page 3 of 3

Which type of borrower most commonly benefits from using a DSCR loan? a) First-time homebuyers purchasing a primary residence b) Investors with a strong W-2 income and minimal tax deductions c) Self-employed individuals or those with complex income who want to avoid traditional income verification d) Homeowners looking to refinance their primary residence for a lower interest rate

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