CRE Bridge in Fort Worth

Industrial, by a wide margin. CBRE put Dallas-Fort Worth industrial vacancy at 8.3% in the second quarter of 2026, down 20 basis points on the quarter and 60 basis points on the year, with 9.9 million square feet of net absorption in the quarter. First-half 2026 absorption of 17.9 million square feet was the highest of any U.S. industrial market, against 13.2 million square feet of deliveries. Those are DFW MSA figures, so they cover both sides of the metro. The Fort Worth-specific piece is the pipeline: the Fort Worth Report counted 7.7 million square feet under active development across 20 projects in far north Fort Worth, the largest industrial construction pipeline in the country, plus roughly 3.2 million square feet across four speculative projects inside city limits. Strong absorption and a heavy pipeline at once means your lease-up is competing with the next building. Give the vacancy months a real number and size the term to a leasing plan you can defend. See the CRE bridge program for structure.

Because the research houses track different inventory, so pick one and stay with it. For the second quarter of 2026, CBRE published 8.3% vacancy for Dallas-Fort Worth industrial, down 20 basis points on the quarter and 60 basis points on the year. Savills published 9.3% for the same market and the same quarter, down 60 basis points on the quarter and 100 basis points on the year. That is a definition gap in what counts as tracked inventory, not an error by either shop. Blending them gives you a number nobody published. Name the house on every line of the pro forma and keep it consistent, so your lender and your equity are comparing like with like.

Yes, if the basis and the vintage work. The headline vacancy is not what kills these files. Bradford Commercial put DFW office at 17.4% vacancy in the second quarter of 2026 across 420.3 million square feet, with availability at 18.6%, 1.9 million square feet of positive net absorption over the trailing 12 months and a ninth consecutive positive quarter, average asking rent of $33.66 per square foot, up 2.0% year over year, about 19 million square feet leased over 12 months, and 4.6 million square feet under construction at 53% pre-leased. The split matters more than the average: roughly 42% of vacant space sits in 1980s-vintage buildings. Note that these are DFW MSA numbers and that report carries no Fort Worth office submarket breakout, so nobody should be quoting you a Fort Worth-only office vacancy off it. Underwrite the asset, not the metro. Bring the rent roll, tenant credit, and a tenant improvement and leasing commission budget with real dollars behind it.

Start from published pricing and treat supply as an observation, not a rent forecast. Northmarq reported the DFW multifamily average cap rate at about 5.25% and a median sale price near $175,300 per unit in the first quarter of 2026, with roughly 8,500 units of net absorption against about 7,500 delivered, Class A rents up 3.2% year over year for a fifth straight quarter, Class B posting its first year-over-year increase since 2023, and Class C still declining. The construction pipeline sits about 43% below its 2023 peak, and D Magazine reported roughly 21,000 units expected across North Texas in 2026, down from about 30,000 in 2025 and a peak above 44,000 in 2024. Falling deliveries take pressure off the lease-up, which is the honest supply-side case for a 24 to 36 month hold. It is not a promise that rents rise. Underwrite the takeout at today's cap rate and prove the rent from signed leases. We write the bridge and the permanent loan, both subject to underwriting, so the exit assumptions get tested at the front of the deal instead of at month 20.

Enough that it belongs at the parcel level, not the metro level. A typical Fort Worth property faces a combined rate of roughly $2.24 per $100 of taxable value once the city, Fort Worth ISD, Tarrant County, Tarrant County College and the hospital district stack up, and the city's own rate is about $0.67 per $100. Across Tarrant County the practical range runs about 1.8% to 2.5% of value depending on which taxing jurisdictions sit at a given address. Arlington adopted a total city rate of $1.0929 per $100 for tax year 2025, which the city described as its lowest in 20 years. This metro also spans three counties with three rulebooks: Tarrant for Fort Worth, Arlington, Keller, Mansfield, Grapevine and Southlake, Parker for Weatherford, and Johnson for Burleson, each with its own appraisal district and rate stack. Pull the actual rate from the appraisal district for the parcel before you set stabilized net operating income, and talk to your CPA or property tax counsel before you commit to a year-two number.

The default clock is fast and fixed, and title pricing is not something you shop. Texas is a non-judicial foreclosure state under Property Code section 51.002. Sales happen at the county courthouse on the first Tuesday of the month between 10 a.m. and 4 p.m., moving to the first Wednesday when the first Tuesday falls on January 1 or July 4, with notice at least 21 days before the sale by certified mail to each debtor obligated on the debt and by filing with the county clerk in each county where the property sits. That cuts both ways. If you are buying distress, you need certainty of funds on a date you already know; if you are the borrower, an honest term costs less than a short one you have to fix at month 18. On closing costs, Texas title insurance basic premiums are promulgated by the Texas Department of Insurance, so they are identical at every title company in the state, and the Commissioner ordered a 6.2% reduction effective March 1, 2026. Shop title on service and on willingness to handle your structure, not on premium. Tell us the date you have to perform by and we will tell you straight whether we can hit it. Talk to us or start an application.

Plan on 25% of value. We lend up to 75% LTV, so on a $4,000,000 Fort Worth property that is up to $3,000,000 from us and $1,000,000 from you (4,000,000 x 75% = 3,000,000). Loans run up to $10,000,000, interest-only, on a term of up to 24 to 36 months. Size the equity to the business plan rather than to the closing. On a lease-up in far north Fort Worth you are competing with the next building inside a 7.7 million square foot industrial construction pipeline, so the vacancy months need a real number and real dollars behind them. Subject to underwriting.

No. We run credit, but on an asset-based commercial bridge it carries far less weight than at a bank. The file is the basis, the rent roll, the business plan and the exit. Weaker credit usually comes back as lower leverage rather than a decline, and there is no hard credit pull to start. Tell us the date you have to perform by and we will tell you straight whether we can hit it. Subject to underwriting.