Question 1

What tenant base actually supports permanent commercial debt in Charlotte?

Accepted Answer

Banking and finance, and logistics tied to the airport, the two durable employment bases behind Charlotte office, flex and industrial product. Financial activities employment ran 127,890 in June 2026, up 24.8% from 102,448 in June 2019, a government series with no gap in its growth since. The Charlotte Regional Business Alliance separately counts 89,000 regional logistics and distribution jobs, including 35,000 in trucking and 27,000 in warehousing, served by four interstates and two Class I railroads (CSX and Norfolk Southern). We do not price off a metro vacancy or cap-rate average here: a permanent quote is built from your executed leases and tenant credit.

Question 2

Does Charlotte's banking industry mean Wells Fargo is a realistic anchor tenant?

Accepted Answer

No, and getting this wrong in front of a Charlotte lender is a bad first impression. Wells Fargo & Company's principal executive offices are on file with the SEC in San Francisco, not Charlotte. Bank of America Corp and Truist Financial Corp are the two big banks actually headquartered here, both confirmed against their own SEC EDGAR filings. Wells Fargo does run one of its largest employment hubs on the old Wachovia uptown campus, so it's a real occupier, just not a headquarters. We underwrite the lease you actually have, not a headline claim about who's downtown.

Question 3

How does Charlotte Douglas International Airport factor into industrial and flex permanent financing?

Accepted Answer

CLT is a national-scale hub, and that scale is what makes airport-adjacent industrial, flex and hospitality product financeable long-term. The airport handled 53.6 million passengers and 574,193 aircraft operations in 2025, its second busiest year on record, ranking 7th busiest in the world for aircraft arrivals and departures per Airports Council International. CLT is an American Airlines hub with nonstop service to more than 194 destinations across six major, fifteen regional and four foreign-flag carriers. That concentration is the airport's strength and its single point of tenant risk in any lease you bring us; we'll read the lease for exactly that exposure. A property that still needs lease-up before it qualifies for permanent debt is a CRE bridge loan candidate first, with a refinance into permanent debt once the rent roll is signed.

Question 4

Is there Charlotte cap-rate or vacancy data behind a permanent quote?

Accepted Answer

No, and we'd rather tell you that than make one up. No metro-level CRE vacancy rate, absorption figure or cap-rate survey for any asset class was located for Charlotte, so a permanent quote here is built qualitatively from your rent roll, lease terms and tenant credit rather than a published market benchmark. What we can underwrite around instead is the labor market behind the lease: 1,401,400 nonfarm jobs metro-wide in June 2026 at 3.7% unemployment, spread across trade and transport, professional services, health care and finance, not concentrated in one sector.

Question 5

Does Mecklenburg County's property revaluation cycle change how a permanent loan gets underwritten?

Accepted Answer

Yes, and the date to underwrite around is fixed: every assessed value in the county resets on January 1, 2027. Mecklenburg reappraises on a four-year cycle rather than annually; the last general revaluation took effect 2023-01-01 and raised assessed values by roughly half on average in a single year. A permanent loan placed today on a 2023-basis assessment will see its tax line step up on one January date rather than drift, so we build that step into the hold's cash flow instead of assuming the current tax bill carries through the term.

Question 6

What is permanent commercial financing?

Accepted Answer

Permanent (or perm) financing is long-term debt on a stabilized commercial property, the loan you move into once a building is leased up and performing. It replaces short-term bridge or construction debt with a longer fixed term and a lower rate.

Question 7

What channels do you place loans through?

Accepted Answer

We place permanent debt through agency multifamily programs (Fannie Mae and Freddie Mac), insurance companies, and other wholesale lenders. Because we shop multiple sources, we can match your asset to the program with the best long-term terms.

Question 8

What properties qualify?

Accepted Answer

Stabilized multifamily of five units and up, plus mixed-use and other commercial assets with a solid operating history. Agency multifamily in particular looks for occupancy and cash flow that support long-term debt.

Question 9

How is this different from your CRE bridge program?

Accepted Answer

The bridge program is short-term capital to acquire or reposition a property; permanent financing is the long-term exit once it is stabilized. Many investors use both in sequence, bridging to stabilize and then refinancing into permanent debt. We can line up both.

Question 10

What rates and terms can I expect?

Accepted Answer

Permanent commercial rates run well below bridge pricing and move with the agency and wholesale market, on long fixed terms. The exact rate depends on the asset, the program, and current conditions, and we will walk you through the options.

Question 11

How long does a permanent placement take?

Accepted Answer

Plan on several weeks, since agency and wholesale permanent loans require full underwriting, third-party reports, and lender approval. We manage the placement and keep one point of contact on your file from quote to close.

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