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Program 10
SBA Financing in Forney
Forney's owner-occupied businesses find SBA loans through this desk.
USA Mortgage places SBA 7(a) and 504 loans for owner-occupied commercial real estate through a network of more than 20 SBA lenders, with financing up to 90% of the deal and terms out to 25 years. Kaufman County's business base is growing alongside its population, from the new Gateway corridor in Forney to the industrial and logistics employers anchored at Terrell's I-20 and US-80 junction. A local owner buying or building the space their business operates from is exactly who this program is built for. SBA financing here is placed through our partner lenders, subject to underwriting, and is not a commitment to lend.
7(a) & 504
programs
90%
financing
25-yr
terms
20+
SBA lenders
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
SBA loans offer low down payments and long amortizations for owner-occupied property and business acquisition. USA Mortgage arranges and places SBA financing through our network of partner lenders; we are not ourselves an SBA lender. We shop your file across that network so you get the strongest approval.
Who it's for
Owner-occupied commercial RE
Business acquisition
Real estate plus equipment
Partner or stock buyout
Typical terms
Loan amount$350K to $5M+
FinancingUp to 90%
TermUp to 25 years
RateMarket SBA rates
PropertyOwner-occupied CRE
Programs7(a) and 504
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
SBA Financing in Forney, answered.
Does SBA financing work for a new building in Forney's Gateway corridor, not just an existing one?
Yes, but a new build carries a higher occupancy bar than buying existing space. Under 13 CFR 120.131, a business occupying an existing building only needs to occupy 51% of it. For new construction the floor is 60%, and only 20% of the project may be permanently leased to others, with the remaining space carried on a 3-year or 10-year absorption plan. Forney's own FY2026 budget points to the Gateway area as where the city expects its next wave of large projects, which makes this the exact occupancy test a Gateway-area borrower needs to run first.
What is the SBA 504 loan cap for a Kaufman County business, and does it go higher for a manufacturer?
The standard 504 project cap is $5 million. It only rises to $5.5 million for small manufacturers (NAICS 31-33) or qualifying energy projects, under 13 CFR 120.931. Terrell's industrial base at the I-20 and US-80 junction includes manufacturing and logistics names such as Nucor Steel and Lineage Logistics, per Terrell EDC and Site Selection Magazine coverage, so a Kaufman County manufacturer buying or building its own facility is a real candidate for the higher cap, subject to underwriting confirming the NAICS code.
How much cash does a Kaufman County business need to put into an SBA 504 building purchase?
Ordinary borrower contribution is 10% of the project. It steps up to 15% if the business has operated less than two years or the building is single-purpose, and to 20% if both apply, per 13 CFR 120.910. A Forney or Terrell business buying a purpose-built facility, such as an industrial or logistics building, should plan on the higher end of that range rather than the headline 10% figure.
Are SBA loan fees still waived for a Forney business closing this year?
No, not as of FY2026. SBA fees were reinstated for loans approved between October 1, 2025 and September 30, 2026: 7(a) upfront fees run 2% to 3.5%-plus by loan size (versus 0% under $1 million during the FY2025 waiver), and 504 upfront moved to 0.50% with the annual fee cut to 0.209%. Small manufacturers keep a break: 7(a) loans of $950,000 or less carry no upfront fee, and 504 fees are waived for that group.
Is Kaufman County's growth actually generating demand for owner-occupied commercial space?
Yes, on the population data behind it. In the year to July 2025 Kaufman County grew faster than any other county in the United States with 100,000 or more people, and its business base, from service companies to the trades, is expanding with that population. Terrell's position at the I-20 and US-80 junction gives the county's owner-users a second driver: an industrial and logistics corridor with a rail spur in the industrial park, not just rooftops.
Is there local data on how many SBA loans actually close in Kaufman County?
No county-level SBA loan volume was sourced for Kaufman County, and none is published here. What is confirmed is the broader lending backdrop: Kaufman County saw 6,125 mortgage originations in 2024, up from 5,014 in 2023, a purchase-driven market rather than a refinance one. An SBA lender in USA Mortgage's network can speak to current district volume for your specific deal.
FAQ
SBA Financing questions, answered.
What is the difference between an SBA 7(a) and a 504 loan?
The 7(a) is the flexible, all-purpose SBA loan: owner-occupied real estate, business acquisition, partner buyouts, equipment, and working capital under one note. The 504 is purpose-built for owner-occupied commercial real estate and heavy equipment, with a long-term fixed rate and a low down payment. We place both and match your scenario to the right one.
How much can I borrow, and how much do I put down?
SBA loans go up to $5M, with larger total project sizes possible on the 504 since a bank funds part of the deal. Down payments are low, often around 10%, rising to 15% to 20% for startups or special-purpose properties. On the right deal we finance up to 90%.
What are the terms and rates?
Terms run up to 25 years for real estate, which keeps payments low. 7(a) rates are usually variable and tied to the Prime rate, while the 504 carries a long-term fixed rate on the CDC portion. Because we place your file across 20+ SBA lenders, we shop your scenario for the strongest terms.
Do I have to occupy the property?
Yes. SBA real estate loans require owner-occupancy, at least 51% of an existing building or 60% of new construction. That requirement is what separates SBA-eligible deals from pure investment property, which fits our other programs.
Do I have to personally guarantee an SBA loan?
Yes. The SBA requires a personal guarantee from anyone who owns 20% or more of the business, and on real-estate deals the loan is also secured by the property. This is standard on every SBA loan, not a sign of a weak file, and it is part of why SBA financing offers low down payments and long terms. We will walk you through exactly what you are signing before you commit.
How long does an SBA loan take to close?
SBA loans are slower than our bridge products, typically 30 to 90 days, because of the documentation and approval process. The tradeoff is a much lower long-term cost. If you need speed now, we can bridge the deal and refinance into SBA later.
What do you need to get started?
Generally two to three years of business and personal tax returns, business financials, a personal financial statement, and details on the property or business. We will tell you exactly what is needed and place your file with the best-fit lender in our network.
Resources
Guides for SBA Financing
SBA · 5 min read
SBA 7(a) vs 504: Which Is Right for Owner-Occupied Real Estate?
Read the guide SBA · 5 min read
SBA 504 Loans for Owner-Occupied Commercial Real Estate
Read the guide SBA · 4 min read
SBA Loan Down Payment, Rates, and Terms Explained
Read the guide SBA · 5 min read
The $1M SBA Loan: What 7(a) and 504 Look Like at That Size
Read the guide More in Forney
Other programs in Forney
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & perm
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.
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