Competitive Rates | Flexible Terms | Fast Approvals
Empowering Business Growth Across the Southeast
Rate Guide Effective: June 2026
Rates are updated regularly and reflect current market conditions. All rates shown are indicative; your rate may vary based on creditworthiness, LTV, property type, and loan structure. Contact an SCFN loan officer for a personalized quote.
Loan Type | Rate Range (APR) | LTV Up To | Term | Amortization |
Owner-Occupied CRE | 6.25% – 7.50% | 80% | 5–25 yr | 20–25 yr |
Investment Property | 6.75% – 8.25% | 75% | 5–20 yr | 20–30 yr |
Mixed-Use Property | 6.50% – 8.00% | 75% | 5–20 yr | 20–25 yr |
Multi-Family (5+ Units) | 6.00% – 7.25% | 80% | 5–30 yr | 30 yr |
Industrial / Warehouse | 6.50% – 7.75% | 75% | 5–20 yr | 20–25 yr |
Retail / Strip Centers | 6.75% – 8.50% | 70% | 5–20 yr | 20–25 yr |
Hotel / Hospitality | 7.25% – 9.00% | 65% | 5–15 yr | 20–25 yr |
Program | Rate Range (APR) | Loan Amount | Term | Best For |
SBA 7(a) Loan | Prime + 2.25% – 4.75% | Up to $5M | Up to 25 yr | Working capital, equipment, RE |
SBA 504 Loan | 5.99% – 6.75% (fixed) | Up to $5.5M | 10, 20, or 25 yr | Fixed assets, real estate |
USDA B&I Loan | 6.00% – 7.50% | Up to $25M | Up to 30 yr | Rural businesses |
Conventional Business | 6.50% – 9.00% | $250K – $10M | 1–10 yr | General business needs |
Equipment Financing | 5.75% – 8.75% | $50K – $5M | 2–7 yr | Machinery, vehicles, tech |
Bridge Loan | 8.00% – 11.50% | $500K – $15M | 6–24 mo | Short-term transitional needs |
Construction Loan | 7.25% – 9.50% | $500K – $20M | 12–36 mo | Ground-up construction |
💡 Prime Rate Reference: As of June 2026, the U.S. Prime Rate is 6.75% (source: Federal Reserve H.15, June 2026). SCFN’s variable-rate products are indexed to Prime. Fixed-rate options are available — ask your loan officer about locking in a rate today. |
The SBA 7(a) loan is the federal government’s flagship small business lending program, providing a partial government guarantee that enables lenders like SCFN to extend capital to businesses that may not qualify for conventional financing alone. The 7(a) program is the most versatile SBA product, covering nearly any legitimate business purpose — from purchasing real estate and equipment to refinancing existing debt and funding working capital needs. Longer repayment terms significantly reduce the monthly debt service burden compared to conventional loans, improving cash flow for growing businesses. SCFN is a Preferred SBA Lender, which means faster processing and decisions for our clients.
The SBA 504 program is purpose-built for businesses acquiring fixed assets such as commercial real estate and heavy equipment. The structure is unique: a conventional lender (SCFN) provides approximately 50% of the project cost, a Certified Development Company (CDC) funds 40% backed by an SBA debenture at a fixed below-market rate, and the borrower contributes as little as 10% equity. This split structure allows borrowers to preserve working capital while locking in long-term fixed rates that are typically below conventional market rates. For owner-occupied commercial real estate purchases, the SBA 504 is often the most cost-effective financing available.
The USDA Business & Industry Guaranteed Loan Program strengthens rural economies by backing loans to businesses located in eligible rural areas. With loan sizes reaching up to $25 million and government guarantee coverage of up to 80%, USDA B&I loans provide substantial capital access for rural businesses that may not otherwise qualify for large conventional loans. SCFN has deep experience navigating USDA program requirements and works closely with rural businesses across Alabama, Tennessee, Mississippi, and surrounding states to maximize approval success rates.
SCFN’s conventional commercial real estate loan products cover the full spectrum of income-producing and owner-occupied property types, from office buildings and retail centers to multi-family apartment communities and industrial warehouses. Our underwriters bring local market expertise that national lenders simply cannot match, enabling accurate valuations and competitive pricing across the Southeast’s diverse real estate markets. Both fixed-rate and adjustable-rate structures are available, with terms and amortization schedules tailored to the specific property and borrower profile.
SCFN’s equipment financing program allows businesses to acquire the machinery, vehicles, technology, and specialized tools they need without depleting working capital reserves. The equipment itself serves as the primary collateral, which simplifies the approval process and often results in faster decisions than traditional commercial loans. SCFN offers same-day pre-approval on many equipment requests, enabling businesses to move quickly when purchasing opportunities arise. Loan terms are structured to align with the useful economic life of the financed asset, keeping payments manageable throughout the equipment’s productive lifespan.
Bridge loans provide short-term financing to businesses and real estate investors during transitional periods — such as acquiring a property before permanent financing is secured, funding a renovation prior to a conventional loan takeout, or closing quickly when timing is critical. SCFN’s bridge loan program is known for its speed and flexibility: our team works to understand the borrower’s exit strategy upfront, ensuring the bridge loan structure is designed for a smooth transition to permanent financing. Interest-only payment structures are available to minimize cash outflow during the bridge period.
Commercial loan rates are not one-size-fits-all. SCFN’s underwriting team considers multiple factors to determine your specific rate and terms. Understanding these variables can help you position your loan request for the most competitive pricing available.
“A strong DSCR and low LTV are the two most powerful levers borrowers can use to negotiate better commercial loan rates.” |
SCFN’s streamlined six-step process is designed to minimize friction and get qualified borrowers to closing as quickly as possible. Below is a typical timeline from initial inquiry to funded loan.
STEP 1 | Initial Consultation (Day 1) Connect with an SCFN loan officer to discuss your financing goals, property details, and business profile. There is no obligation and no cost for the initial consultation. Our team will help identify the best loan program for your specific situation. |
STEP 2 | Pre-Qualification (Days 1–2) Submit a brief loan application and basic financials. Receive a pre-qualification letter and indicative rate range within 48 hours. This gives you the confidence to move forward on acquisitions or refinances with a lender already in your corner. |
STEP 3 | Formal Application & Document Collection (Days 3–7) Complete the full SCFN loan application and provide required documentation: federal tax returns, rent rolls, property appraisal order, business financials, and entity documents. Your dedicated loan officer will provide a personalized document checklist. |
STEP 4 | Underwriting & Credit Decision (Days 7–21) SCFN’s underwriting team conducts a thorough review of your loan file, including property valuation, financial analysis, and credit evaluation. Most credit decisions are issued within 10–15 business days of receiving a complete file. |
STEP 5 | Commitment Letter & Loan Closing (Days 21–45) Upon credit approval, you will receive a formal commitment letter outlining all final loan terms and conditions. Schedule closing with your attorney and SCFN’s closing team. We coordinate with all parties to ensure a smooth, on-time closing. |
STEP 6 | Funding Loan proceeds are disbursed at closing, or per an agreed draw schedule for construction loans. Welcome to the SCFN family — your dedicated loan officer remains available for the life of your loan. |
Prepare these documents in advance to streamline your application and accelerate the path to approval. A complete file submitted at the time of formal application significantly reduces underwriting turnaround time.
For All Borrowers | For Real Estate Loans, Also Include |
☐ Completed SCFN Loan Application | ☐ Purchase contract or refinance documentation |
☐ Personal financial statement (all guarantors) | ☐ Current rent roll (if income-producing property) |
☐ Personal tax returns – last 3 years (all guarantors) | ☐ Existing environmental reports (Phase I, if available) |
☐ Business tax returns – last 3 years | ☐ Property photos and legal description |
☐ Year-to-date P&L statement and balance sheet | ☐ Title commitment or title search results |
☐ Business bank statements – last 12 months | ☐ Property insurance declarations page |
☐ Copy of business licenses and formation documents | ☐ HOA or condo association documents (if applicable) |
☐ Schedule of real estate owned (all principals) | ☐ Existing mortgage statements (refinance transactions) |
📌 Pro Tip: Organize your documents digitally in a shared folder prior to your SCFN consultation. Having a complete package ready at the time of formal application can reduce underwriting time by up to one week. |
Q: What is the minimum loan amount SCFN offers?
SCFN offers commercial loans starting at $250,000. For smaller business financing needs under this threshold, we can refer you to SBA Microloan partners and CDFI resources active in the Southeast region.
Q: How long does commercial loan approval take?
Pre-qualification can happen within 48 hours of submitting a brief application and basic financials. Full underwriting typically takes 10–21 business days depending on loan complexity, property type, and completeness of documentation submitted.
Q: Do I need to put money down for a commercial loan?
Most commercial real estate loans require 20–35% equity or down payment, depending on property type, LTV guidelines, and the loan program. SBA 504 loans are an exception — eligible borrowers may qualify with as little as 10% down, making them an attractive option for business owners purchasing their first commercial property.
Q: Are SCFN’s commercial loan rates fixed or variable?
SCFN offers both fixed and variable rate structures. Fixed-rate loans provide payment certainty and protection against rising interest rates. Variable-rate loans — tied to the Prime Rate (currently 6.75%) or SOFR — may offer lower initial rates with exposure to rate movement. Your SCFN loan officer can model both scenarios side by side so you can make an informed decision.
Q: Can I refinance my existing commercial loan with SCFN?
Yes. SCFN offers cash-out and rate-and-term refinances on commercial real estate and select business loans. Our team will analyze your current loan structure, outstanding balance, and property value to determine whether refinancing makes financial sense for your situation — including estimated break-even timelines and cash flow impact.
Q: Does SCFN lend outside the Southeast?
SCFN is currently licensed and actively lending in Alabama, Florida, Georgia, Mississippi, Tennessee, South Carolina, and North Carolina. Please contact us to confirm lending availability and program eligibility in your specific market. SBA and USDA programs may have additional geographic eligibility requirements.
Q: What is a DSCR and why does it matter?
Debt Service Coverage Ratio (DSCR) measures a property’s or business’s net operating income relative to its annual debt obligations. A 1.20x DSCR means the property generates $1.20 in income for every $1.00 of debt service — SCFN’s standard minimum. Higher DSCR ratios signal stronger cash flow and typically result in better loan terms and rates.
Q: Can a startup business qualify for a commercial loan with SCFN?
Startups (businesses with less than 2 years of operating history) present higher underwriting risk, but financing options are available. SBA 7(a) and SBA 504 programs are often the best fit for newer businesses, as the government guarantee partially offsets the absence of historical cash flow. Strong personal credit (680+), significant collateral, and a well-documented business plan are essential for startup loan approvals.
Whether you are acquiring, refinancing, or developing commercial property, SCFN has the rates, programs, and expertise to get your deal done. Our experienced commercial loan officers are standing by to provide a no-obligation consultation tailored to your specific financing goals. Reach out today — the sooner we connect, the sooner we can put capital to work for your business.
SCFN loan officers are available Monday through Friday, 8:00 AM – 6:00 PM CT. After-hours inquiries submitted via our online portal are reviewed the next business morning.
Contact SCFN Today 📞 Phone: 800-469-0488 🌐 Website: www.southcapfunding.com ✉ Email: info@southcapfunding.com 📍 Headquarters: Atlanta, GA | Offices Across the Country |
APPLY ONLINE NOW → www.scfn.com/apply |
Important Disclosures: Rates and terms shown in this guide are for illustrative and informational purposes only and are subject to change without notice. All loan products are subject to credit approval, satisfactory property appraisal, underwriting guidelines, and applicable federal and state regulations. Rates are based on market conditions as of June 2026 and may have changed. The U.S. Prime Rate referenced herein is 6.75% as reported by the Federal Reserve H.15 Selected Interest Rates release, June 2026. Annual percentage rates (APRs) shown reflect indicative ranges only; your actual APR will depend on loan amount, term, creditworthiness, collateral, and other factors. SBA loan programs are subject to SBA eligibility requirements and federal program guidelines. USDA B&I loan programs are subject to USDA Rural Development eligibility criteria. This document does not constitute a commitment to lend or an offer of credit. SCFN is an Equal Opportunity Lender.
© 2026 Southern Commercial Finance Network | NMLS #XXXXXX | Equal Opportunity Lender | www.scfn.com
