Commercial Real Estate Loans in Raleigh, NC: Complete 2025 Guide for Investors
Raleigh, North Carolina is at the forefront of the commercial real estate (CRE) boom in the Southeast. As the city continues to attract technology, healthcare, and research industries, savvy investors are increasingly seeking commercial property opportunities—especially within the thriving medical and healthcare property sector. This 2025 guide delivers everything investors need to know to secure the most competitive commercial real estate loans in Raleigh, NC.
- Commercial Real Estate Loans in Raleigh, NC: Complete 2025 Guide for Investors
- Table of Contents
- Raleigh’s 2025 Commercial Property Market Overview
- Top Commercial Districts in Raleigh for CRE Investors
- Focus: Medical & Healthcare Property Financing in Raleigh
- 2025’s Leading Commercial Real Estate Lenders in Raleigh
- Step-by-Step: How to Apply for a Commercial Real Estate Loan in Raleigh
- Success Stories: Medical & Healthcare CRE Loans in Raleigh (2025)
- 2025 CRE Lending Trends & Tips for Raleigh Investors
- Frequently Asked Questions: Raleigh Commercial Real Estate Loans in 2025
- Get Expert Help: Connect with a Raleigh CRE Lending Specialist
Table of Contents
- Raleigh’s 2025 Commercial Property Market Overview
- Top Commercial Districts in Raleigh for CRE Investors
- Focus: Medical & Healthcare Property Financing in Raleigh
- 2025’s Leading Commercial Real Estate Lenders in Raleigh
- Step-by-Step: How to Apply for a Commercial Real Estate Loan
- Raleigh CRE Loan Success Stories & Case Studies
- 2025 CRE Lending Trends & Tips for Raleigh Investors
- Frequently Asked Questions
- Get Expert Help: Connect with a Raleigh CRE Lending Expert
Raleigh’s 2025 Commercial Property Market Overview
Raleigh’s commercial landscape in 2025 is defined by robust demand, competitive cap rates, and an expanding pool of domestic and international investors. The “Research Triangle” remains a magnet for companies in biotech, pharmaceuticals, digital health, and private medical practice, fueling demand for specialized properties.
- Vacancy Rate: Medical/Healthcare: 4.1% (2025 Q1, Triangle Business Journal)
- Average Sale Price/SF: Medical office: $315/sf (2025, CoStar)
- Market Cap Rates: 5.3% to 6.2% for stabilized medical/healthcare assets
- Raleigh Metro CRE Lending Volume: Est. $2.3B closed in 2024; projected to increase 7% in 2025 (Raleigh Chamber)
Key drivers include population growth (now over 1.54M in the metropolitan area), UNC Health and Rex Healthcare campus expansions, and recent zoning updates supporting mixed-use and healthcare corridors.
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DSCR Rental Loan
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SBA 7(a) Loan
- Lower down payments vs banks
- Long amortization improves cash flow
- Good if your business occupies 51%+
Bridge Loan
- Close quickly — move on opportunities
- Flexible underwriting
- Great for value-add or transitional assets
SBA 504 Loan
- Low fixed rates through CDC portion
- Great for construction, expansion, fixed assets
- Often lower down payment than bank loans
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Top Commercial Districts in Raleigh for CRE Investors
Strategically selecting your location is vital. Here are Raleigh’s hottest commercial districts for 2025, each presenting unique investment opportunities:
- WakeMed Campus/Capital Boulevard Corridor – Anchored by hospitals, surgery centers, and medical office buildings (MOBs). High lease-up rates for new and second-gen medical space.
- Midtown (North Hills & Duke Raleigh Medical) – Bustling with outpatient clinics, specialty dentistry, and urgent care tenants seeking modern space.
- Downtown Raleigh – Mixed-use assets (retail-medical-office) are in demand; ideal for healthcare-focused developments serving the growing residential population.
- Brier Creek/RDU District – Popular for life sciences, clinical trial facilities, and value-add MOB projects close to the airport and I-540.
- Cary/Morrisville Submarkets – Rapidly growing; attractive for investors seeking strong ROI from rehab or build-to-suit medical developments.
- South Raleigh – Opportunities for adaptive reuse of retail/office sites into medical and wellness centers.
- Wake Forest – Community-focused medical and dental centers; Excellent for smaller investors entering the market.
Focus: Medical & Healthcare Property Financing in Raleigh
Why Invest in Medical and Healthcare CRE in 2025?
- Stable, long-term tenants such as medical groups, imaging centers, and specialty clinics
- Higher lease renewal rates and above-market rental growth (averaging 5.8% with 12- to 15-year leases common in 2025)
- Low default risk—healthcare is resilient during economic cycles
- Attractive financing options from both local banks and national lenders in 2025
Medical office, ambulatory surgery centers, dental buildings, and urgent care properties all qualify for specialized CRE lending products in Raleigh. Lenders frequently offer:
- Up to 80% LTV for stabilized medical office acquisitions
- Fixed rates for 5, 10, and even 15-year terms (as low as 5.5%-6.25% in early 2025)
- Flexible underwriting for owner-operators and group practices
Further, lenders such as PNC Bank, First Citizens, and Atlantic Union Bank are rolling out healthcare-specific programs with higher leverage and expedited approval, recognizing the exceptional tenant stability in this asset class.
2025’s Leading Commercial Real Estate Lenders in Raleigh
Whether you’re acquiring a new medical office, refinancing an existing property, or funding ground-up construction, it’s crucial to partner with capable lenders active in the Raleigh market. Here are six top CRE lenders serving Raleigh in 2025:
- Live Oak Bank – National leader in SBA 504 and medical professional practice financing, headquartered nearby in Wilmington, NC.
- First Citizens Bank – Raleigh’s own, with robust CRE and healthcare lending teams. Offers local underwriting and connection to regional decision-makers.
- Atlantic Union Bank – Expanding North Carolina footprint; aggressive with medical, dental, and veterinary practice acquisitions/rehabs.
- PNC Bank – Regional lending leadership; medical office and healthcare real estate specialist teams in the Triangle market.
- Truliant Federal Credit Union – Competitive rates, up to 80% LTV on owner-user healthcare buildings; strong focus on local businesses and medical practices.
- United Community Bank – Offers flexible rates and terms for practice expansions or new healthcare construction in greater Raleigh.
Other national lenders such as Greystone and KeyBank are also active in larger transactions ($5M+), with bridge, permanent, and mezzanine options.
Step-by-Step: How to Apply for a Commercial Real Estate Loan in Raleigh
- Define Your Investment Plan
Specify property type (e.g., medical office, dental, multi-tenant MOB), location, and investment volume. - Gather Required Documents
- Detailed business plan or pro forma
- Personal and business tax returns (last 2-3 years)
- Borrower financial statements
- Schedule of real estate owned
- Property purchase agreement and/or construction plans
- Rent roll and tenant leases (if existing property)
- Select Lenders and Submit Applications
Choose 2-3 lenders (see above), submit packages, and respond promptly to document requests. Online and in-person applications are common for Raleigh lenders in 2025. - Lender Review & Underwriting
Most lenders issue term sheets/LOIs in 3-7 business days. Expect detailed due diligence—appraisals, environmental checks, and property inspections are routine. - Loan Approval & Closing
Final approval can take 30-60 days post-LOI. Your lender will coordinate closing with attorneys and title agents. SBA 504 loans (for owner-occupants) may take 45-75 days due to extra government review.
Tip: Working with a Raleigh-based CRE mortgage broker can streamline the process and increase your odds of approval.
Success Stories: Medical & Healthcare CRE Loans in Raleigh (2025)
Case Study 1: Multi-Tenant Medical Office Acquisition in Midtown
- Location: Six Forks Rd, North Hills
- Purchase Price: $3.6M
- Lender: Atlantic Union Bank
- Loan Amount: $2.86M (80% LTV)
- Term: 10 years fixed at 5.78% interest
- Key to Success: Long-term urgent care and orthopedic tenants; strong projected cash flow
Case Study 2: SBA 504 Loan for Startup Dental Group in South Raleigh
- Location: Tryon Rd, South Park Medical Center
- Total Project Cost: $990K (purchase + build-out)
- Lenders: Live Oak Bank (SBA 504 1st lien) & CDC of North Carolina (SBA 2nd lien)
- Loan Amount: $825K (83% combined financing)
- Term: 25 years amortization
- Key to Success: Experienced dental team; strong business plan; owner-occupied use qualified for SBA 504
Case Study 3: Owner-User Medical Expansion in Cary
- Location: Crescent Commons, Cary
- Refinance Amount: $1.65M cash-out
- Lender: First Citizens Bank
- Purpose: Acquired adjacent condo suite plus capital to add diagnostic imaging equipment
- Term: 7-year fixed at 6.02%
- Key to Success: Demonstrated strong historical collections and new patient growth
2025 CRE Lending Trends & Tips for Raleigh Investors
- Pre-leasing is King: Lenders prioritize assets with reputable medical tenants secured pre-close.
- Rate Stabilization: After 2023–24 volatility, stabilized rates are available for A/B+ medical properties. Lock in early (Q1/Q2 2025) for best rates.
- SBA 504 Expansion: Owner-occupied medical practices now qualify for up to 90% financing with fixed 20–25 year rates under this federal program.
- Value-Add Encouraged: Lenders are excited about adaptive reuse, converting office or retail to healthcare use, especially along WakeMed and downtown corridors.
- Green Retrofits: Energy-efficient/green building upgrades can secure further rate reductions or preferred loan terms in 2025.
- Local Relationships Matter: Local banks and credit unions continue to dominate under $5M deals thanks to deep knowledge of Raleigh’s healthcare sector.
Frequently Asked Questions: Raleigh Commercial Real Estate Loans in 2025
- What are the minimum and maximum CRE loan amounts available in Raleigh?
- Typical loans range from $500,000 up to $10 million locally; larger deals are possible with national lenders or syndication.
- Can startups qualify for medical real estate loans?
- Yes—startups (especially dental, urgent care, or primary care practices) can qualify with a solid business plan, experience, and reasonable cash reserves. SBA 504 is a preferred vehicle.
- Are non-recourse loans available for Raleigh healthcare properties?
- Non-recourse loans are available on stabilized, leased properties above $2-3M, mainly from life companies, CMBS, and select banks.
- How fast can I close?
- Best-case: 30 days with full paperwork on a simple acquisition; complex, SBA, or new construction loans may require 45-75 days.
Get Expert Help: Connect with a Raleigh CRE Lending Specialist
Ready to finance or acquire a medical or healthcare property in Raleigh? Connect with a local commercial real estate loan advisor to compare lenders, negotiate terms, and fast-track your deal. Reach out for a personalized quote and unlock 2025’s best CRE financing solutions for your healthcare investment in the Triangle.
Note: The information herein is accurate as of June 2025. Always consult with a qualified local lender or broker for current rates, underwriting policies, and market nuances.
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