Question 1

Which Fort Worth asset class carries a permanent loan best right now?

Accepted Answer

Industrial, and it is not close. CBRE put Dallas-Fort Worth industrial vacancy at 8.3% in the second quarter of 2026, down 20 basis points from the first quarter and 60 basis points year over year, with 9.9 million square feet of net absorption in the quarter. First-half absorption of 17.9 million square feet was the highest of any U.S. industrial market, against 13.2 million square feet of deliveries. Name the house when you use that number: Savills reports 9.3% vacancy for the same market and the same quarter, because the two firms define inventory differently. That is a methodology gap, not an error. Pick one source, label it on every page of your pro forma, and do not blend the two into a figure nobody published.

Question 2

Does the Alliance corridor pipeline help or hurt a north Fort Worth industrial hold?

Accepted Answer

Both, and the timing is what you underwrite. Far north Fort Worth holds the largest industrial construction pipeline in the country, 7.7 million square feet under active development across 20 projects, with roughly 3.2 million more square feet across four speculative projects inside city limits, per Fort Worth Report in April 2026. AllianceTexas behind it reached $18.3 billion of total investment through 2025, with 590 companies and more than 66,000 employees. The demand side of that is why absorption keeps clearing deliveries metro-wide. The supply side is what a permanent lender presses on, because speculative square footage delivering into your renewal window is what tests rents at year five and year ten. Bring your weighted average lease term and tenant credit, and expect the file to be read against the space coming online near you, not against the metro average.

Question 3

Can an older Fort Worth office building get permanent financing?

Accepted Answer

Vintage decides it, not the metro average. Bradford reported Dallas-Fort Worth office at 17.4% vacancy in the second quarter of 2026 across 420.3 million square feet, availability at 18.6%, about 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, and 4.6 million square feet under construction at 53% preleased. The split inside that vacancy is the part that matters for long-term debt: roughly 42% of vacant space sits in 1980s-vintage buildings. That report does not break out Fort Worth office submarkets, so we do not pretend to have a city-level number. A permanent lender is buying a decade of the rent roll, which means lease term, tenant credit, and funded reserves for tenant improvements and leasing commissions carry the file. If the asset is not stabilized yet, the honest path is a bridge loan through repositioning and a permanent placement afterward.

Question 4

What cap rate and per-unit basis are Fort Worth multifamily deals trading at?

Accepted Answer

About 5.25% and roughly $175,300 per unit across the Dallas-Fort Worth MSA in the first quarter of 2026, per Northmarq. Treat that as context for a conversation, not as a quote. It is a metro-wide trade statistic covering both sides of a market that runs from Southlake to Stop Six, and no permanent lender sizes proceeds off it. What sizes proceeds is in-place net operating income from executed leases, the actual tax rate for that parcel, insurance as quoted rather than as assumed, and the debt service coverage those numbers produce. If a valuation opinion is doing heavy lifting in your file, bring the appraisal and the comps that support it.

Question 5

Is the apartment supply wave still a problem for a long multifamily hold here?

Accepted Answer

It is receding, and that is a supply observation rather than a rent forecast. Northmarq counted about 8,500 units of net absorption against about 7,500 units delivered across the Dallas-Fort Worth MSA in the first quarter of 2026, with 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 the 2023 peak. Reporting in August 2026 put North Texas deliveries at roughly 21,000 units for 2026, down from about 30,000 in 2025 and a peak above 44,000 in 2024. None of that entitles a pro forma to a growth assumption. Agency and insurance permanent programs price off proven income, so size the debt on in-place rents and let any recovery show up as upside.

Question 6

Which carry lines do out-of-state owners understate on a Fort Worth stabilized asset?

Accepted Answer

Property tax and insurance, in that order. 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, with the city portion around $0.67 and the city on record weighing an increase. County-level aggregators disagree enough that the honest planning range is roughly 2% to 2.5% of value annually, confirmed at the parcel with the Tarrant Appraisal District, and this metro spans three counties with three rulebooks, since Weatherford sits in Parker and Burleson in Johnson. On insurance, Texas logged 878 major hailstorms in 2024, nearly double the next closest state, and Texas premiums have been rising fast enough that we will not publish a percentage we would have to defend. Get a bindable quote on the actual building before you close, not after, and expect roof age to drive both the premium and the insurability. One thing you do not have to shop: Texas title insurance basic premiums are set by the state and are identical at every title company, and they dropped 6.2% effective March 1, 2026, so shop service fees instead. Talk to your CPA or property tax counsel about how to model taxes past year one, then talk to us or start an application and we will place the permanent debt around carry you can actually prove.

Question 7

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 8

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 9

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 10

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 11

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 12

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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