Question 1

What's actually driving demand for warehouse and industrial space in El Paso?

Accepted Answer

Freight volume through the port, and a documented shift to higher-value manufacturing across the border. The Ysleta port of entry handled $86.8 billion in total trade in 2024 ($57.7 billion imports, $29 billion exports), 12.1 million crossings, and supports 174,030 direct and indirect jobs. As of May 2026 the three-month moving average of imports through the El Paso trade district ran an annualized $139.1 billion, and total trade volumes were up 21.9 percent year over year, a jump the Dallas Fed attributes to Ciudad Juarez's mix shifting toward data-center electronics. Transportation and warehousing alone employs 19,682 people in the county. We have not been able to source a published CRE vacancy, rent or cap-rate series for this metro, so we underwrite the lease and the tenant's freight volume, not a market comp.

Question 2

Is the nearshoring story in El Paso actual investment, or just a talking point?

Accepted Answer

Named, dollar-figure investments, not a trend piece. Wiwynn, a Taiwanese data-center server manufacturer that expanded its Juarez production in 2024 and 2025, announced a $150 million manufacturing and testing facility in El Paso. Meta is building a $1.5 billion, 1-gigawatt AI-focused data center in the metro, and the Army announced a self-contained data center on the grounds of Fort Bliss targeted for 2027. Juarez maquiladora employment fell 18 percent from 2023 to 2025 (317,000 to 259,500 workers) even as the number of plants held steady, because the mix moved up-market: computer and electronic products trade through the El Paso district rose 87 percent from 2023 to 2025. That is the twin-plant model reviving, assembly in Juarez, testing and higher-value work in El Paso, and it is a real driver for cross-dock and small-bay industrial space here. See the CRE bridge program for terms.

Question 3

What are the named risks to the border trade story a lender should price in?

Accepted Answer

Two, both named directly by the Dallas Fed, not hypothetical. First, uncertainty around the 2026 USMCA renegotiation could suppress border manufacturing investment. Second, Mexico imposed new tariffs at the start of 2026, 20 to 35 percent and up to 50 percent on selected items, on imports from countries without a Mexican free-trade agreement (China, India, South Korea, Thailand, Indonesia), covering automobiles, auto parts, textiles, clothing and plastics, which raises maquiladora input costs on the Juarez side of the corridor. A tenant whose business model depends on cheap cross-border input costs is more exposed to this than a straight logistics or distribution tenant. We underwrite the specific lease, not the headline trade number.

Question 4

Does government and military employment give El Paso commercial tenants any stability?

Accepted Answer

Yes, and it's a bigger share of the base than most Texas metros. Government jobs run about 20 percent of covered employment in El Paso County (69,225 of 342,914, fourth quarter 2025), and Fort Bliss alone accounts for $29.1 billion in economic output, 121,220 total jobs supported, 30,288 active-duty soldiers and 185,499 military retirees, the largest retiree population of any Texas installation the Comptroller tracks. Health care and social assistance adds another 50,919 jobs. That's a federal-payroll-anchored tenant and customer base for retail, medical office and services space near the post, though we have no El Paso-specific CRE rent or cap-rate data to size the premium it commands. Talk to your CPA or advisor about how a federally anchored tenant base affects your own exit assumptions.

Question 5

How does El Paso's property tax stack change a commercial pro forma versus other Texas metros?

Accepted Answer

Higher than most, and heavier still on the newest inventory. A City of El Paso parcel runs roughly 2.5 to 2.76 per $100 of assessed value depending on the ISD, for example 2.643693 (county, hospital district, community college, city, El Paso ISD) up to 2.763493 with Ysleta ISD. A far-east parcel in a Paseo del Este municipal utility district adds another 0.6237 to 0.8018 per $100 on top of that stack, which can push a new-build parcel to roughly 3.3 per $100. Pull the actual overlay list from the El Paso Central Appraisal District for the specific parcel before you set year-two operating expense; the newest, most attractive-looking inventory here often carries the heaviest tax.

Question 6

What can a commercial bridge loan be used for?

Accepted Answer

Bridge capital is for repositioning or stabilizing a commercial property before permanent financing: value-add, lease-up, a partner buyout, or pulling equity out through a cash-out. We lend across property types on terms up to 24 to 36 months, with loans up to $10M.

Question 7

What rates, leverage, and terms should I expect?

Accepted Answer

Our commercial bridge pricing starts around 9%, interest-only, up to roughly 75% loan-to-value, on terms up to 24 to 36 months. Published bridge pricing generally runs 8% to 12% with 1 to 3 points. Final terms depend on the asset, the business plan, and sponsor strength.

Question 8

How fast can a commercial bridge loan close?

Accepted Answer

Commercial deals usually close in 2 to 4 weeks. They take a little longer than residential because of the appraisal, the rent roll and operating-statement review, and any third-party reports. We move as fast as the diligence allows and keep one point of contact on your file.

Question 9

Do I need positive cash flow (DSCR) to qualify?

Accepted Answer

Not necessarily at closing. Bridge loans are often underwritten interest-only to the as-stabilized business plan rather than a minimum in-place DSCR, since the property is being repositioned. We do want to see a credible path to stabilization and enough in-place income or reserves to carry the loan.

Question 10

What documents do you need for a commercial bridge request?

Accepted Answer

Typically the purchase contract or current debt, a rent roll and trailing-12-month operating statement, your business plan and renovation budget, and sponsor financials. Larger assets may also need a property condition report and an environmental review. We will give you a clear checklist up front.

Question 11

Is the loan recourse, and is cash-out available?

Accepted Answer

Most bridge loans are recourse with a personal guarantee, while lower-leverage non-recourse can be possible on stronger assets. Cash-out is available when there is equity to support it. We structure recourse and leverage around the specific deal.

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