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Program 05

CRE Bridge in Broken Arrow

CRE bridge loans for Broken Arrow's industrial and flex corridor.

We fund commercial bridge loans up to $10M for Broken Arrow investors, at up to 75% LTV, interest-only, for terms of 24 to 36 months, structured as a purchase bridge or a cash-out. Broken Arrow's small-bay industrial and flex space sits along the Creek Turnpike and the Highway 51 corridor, newer stock than the older industrial sites across the county line in Tulsa. Once the asset is repositioned or leased up, we refinance you into permanent debt we also place in house. Business-purpose only, and every structure is set in underwriting.

CRE Bridge in Broken Arrow, OK from USA Mortgage
$10M
max loan
24-36 mo
terms
All types
property
Cash-out
available

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

Use bridge capital to reposition an asset, buy out a partner, or stabilize before a refinance. We move quickly on commercial deals that banks find too time-sensitive. When the asset is stabilized, we refinance you out of the bridge and into long-term permanent debt, which we also place in house, so you have a clear exit from day one.

Who it's for
Value-add commercial real estate
Repositioning and lease-up
Partner buyouts
Pre-stabilization holds
Typical terms
Loan amountUp to $10M
Max leverageUp to 75% LTV
TermUp to 24 to 36 months
RateFrom 9.00%*
PaymentsInterest-only
StructureBridge or cash-out
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

CRE Bridge in Broken Arrow, answered.

What kind of commercial property actually trades in Broken Arrow?
Small-bay industrial and flex space along the Creek Turnpike and Highway 51 corridor, not office towers. Broken Arrow carries a genuine manufacturing base for a suburb: 11.1 percent of employed residents work in manufacturing, above Tulsa city's 9.9 percent. That corridor is also what makes Broken Arrow's industrial land competitive against Tulsa's older sites in the first place, since the land itself is newer.
Why would a Broken Arrow commercial deal need a bridge loan instead of a bank term loan?
Because a bank wants a trailing income history a repositioning or lease-up asset does not have yet. Broken Arrow grew 9.7 percent in five years, more than four times Tulsa city's 0.6 percent growth over the same window, and that growth has been running east into Wagoner County, where housing permits rose 17.0 percent in 2025 alone. A property still filling vacancy in a fast-growing corridor is exactly the file a bank underwriting committee passes on until it already cash flows. We fund that middle stretch with our own capital, then refinance you into permanent debt once the asset stabilizes.
Does Broken Arrow's TIF district affect a commercial bridge deal?
A Broken Arrow TIF district exists, but confirm the parcel before you underwrite around it. It appears as its own line, "Broken Arrow TIF, Tulsa 3", on the Wagoner County tax levy sheet, at the same 115.86-mill rate as the rest of the Wagoner-side city and school code. Its boundaries, increment terms and expiry are not published, so a bridge deal in that corridor should confirm with the county whether the specific parcel sits inside it, rather than assume either way.
Which county's tax rules apply to a Broken Arrow commercial property?
Depends on which side of the county line the parcel sits on, and it changes the carry. Broken Arrow spans Tulsa and Wagoner counties. Wagoner County assesses at 11.2 percent, with a 115.86-mill 2025 levy for Broken Arrow city and Broken Arrow schools; the Tulsa County side assesses at 11.0 percent but carries a higher levy, 128.66 mills or more depending on the school district that reaches the parcel. Pull the county and the levy code for the specific parcel before you set the bridge-term carry, rather than pricing off a city-wide rate.
Does Broken Arrow's hail exposure matter for a commercial building's bridge budget?
Yes, the roof is a real underwriting line, on a commercial building as much as a house. Four of the eight Tulsa County hail reports of 2 inches or larger logged between 2021 and April 2026 landed in Broken Arrow on a single day, May 21, 2024. Oklahoma's insurance regulator itself warns that hail policies can carry separate deductibles and cosmetic-damage exclusions. Get the roof condition, the insurance terms, and the hail deductible on the building before you set the rehab or reposition budget on a bridge term.
Is Broken Arrow's growth translating into commercial demand, or just rooftops?
The growth is real, but published commercial market data for Broken Arrow specifically is not. The city added population 9.7 percent in five years and Wagoner County's housing permits rose 17.0 percent in 2025, both of which typically pull retail, medical and flex-industrial demand into a submarket. No Broken Arrow-specific CRE vacancy, rent or cap-rate series was located to confirm it, so a bridge exit here should be matched to the specific tenant and lease in front of you, not a market-wide average.

More CRE Bridge questions, answered on the program page

Resources

Guides for CRE Bridge

Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
Read the guide
Bridge · 4 min read
What Is a Bridge Loan in Real Estate?
Read the guide
Getting Funded · 4 min read
LTV vs LTC: What's the Difference?
Read the guide
Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
Read the guide
Browse all guides
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CRE Bridge vs. other options

Comparison
Bridge Loan vs DSCR Loan
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Other programs in Broken Arrow

Second MortgageKeep your first mortgageFix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
All Broken Arrow loan programs
About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-28.

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