CRE Bridge in Forney

Industrial and logistics at the Terrell end of the county, retail and mixed-use following the rooftops along US-80. Terrell sits at the junction of Interstate 20 and US-80 with a rail spur in its industrial park, and named distribution and manufacturing employers there include Walmart, AutoZone, Nucor Steel, Lineage Logistics and NFI Industries. Forney itself is mostly residential growth right now, which is exactly why a commercial bridge gets used here: retail, self-storage and small mixed-use projects are built to catch up with rooftops that already exist, not ahead of demand. A commercial bridge covers that gap between delivery and stabilization.

Because the county is filling in faster than a bank underwrites to. Kaufman County reached 209,235 residents by mid-2025 from a 2020 base of 145,337, a gain of 63,898 people, or 44.0%, in five years, and in the year to July 2025 it grew faster than any other county in the United States with 100,000 or more people. A retail center or a small industrial building built for that population is leasing up against a rent roll that does not exist yet at closing. A bridge carries the project through lease-up on an interest-only basis, and once the rent roll is real we refinance you into permanent debt, which we also place in house.

Yes, at the metro level, though no Kaufman County-specific vacancy or rent figure exists. Dallas-Fort Worth led the entire United States in both industrial supply and demand in the second quarter of 2026, with 17.9 million square feet of year-to-date net absorption, ahead of Phoenix, Chicago and Houston, and DFW industrial vacancy sat at 9.3%. Terrell sits on the lower-cost land at the eastern edge of that metro, with I-20 and US-80 access and an existing rail spur. Treat that as the structural case for a Terrell industrial bridge; we have not sourced a county-level cap rate or vacancy number, so bring your own comps and we underwrite the deal, not the headline.

Layer county, road and bridge, city, and school district, and check the parcel for a MUD or PID on top. The county layer alone is 0.415113 (county 0.334478 plus a separate road and bridge levy of 0.080635), and Forney's city rate of 0.421431 sits on top of Forney ISD at 1.286900. The 2025 Kaufman CAD table also lists twenty-one water, utility and improvement districts in the county, several charging at or near 1.00 per $100, so a commercial parcel inside one of those districts carries meaningfully more than the base city stack. Confirm the specific district status on the CAD account before you underwrite the carry, and talk to your CPA about how a commercial reposition affects your basis.

It sets the clock a lender or a buyer of distressed commercial property has to work with. Texas foreclosure sales run on the first-Tuesday cadence under Property Code section 51.002, with a 21-day notice of sale; the 20-day cure notice applies only to a debtor's residence, so a non-owner-occupied commercial property runs on the 21-day notice alone. That cadence is a source of distressed commercial acquisitions in Kaufman County, where the courthouse sale happens in the county seat of Kaufman. Bring us the deal once you have it under contract; we size the bridge to the reposition, not to the foreclosure timeline itself.

Up to $10,000,000, up to 75% LTV, for a term of 24 to 36 months, interest-only. That structure fits a Terrell industrial building or a US-80 retail project that needs to lease up against a county still filling in: on a $4,000,000 Kaufman County asset that is up to $3,000,000 from us (4,000,000 x 75% = 3,000,000) and $1,000,000 from you, with the bridge or cash-out structure available across property types. When the property stabilizes we refinance you into permanent debt in house. Subject to underwriting.

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.

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.

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.

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.

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.

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.