Fort Worth commercial mortgage financing for stabilized assets.
Long-term, permanent financing for stabilized commercial real estate. We place it in house through agency multifamily channels (Fannie Mae and Freddie Mac), insurance funds, and other wholesale sources. Most Fort Worth market data is DFW-wide, so we underwrite the parcel. Business-purpose only, and every structure is set in underwriting.
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
For a stabilized asset ready for permanent debt, we shop your file across agency multifamily programs, insurance companies, and wholesale lenders, then place the structure that fits your hold. When a deal needs to stabilize first, we can bridge it and refinance into permanent debt later.
Which Fort Worth asset class carries a permanent loan best right now?
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.
Does the Alliance corridor pipeline help or hurt a north Fort Worth industrial hold?
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.
Can an older Fort Worth office building get permanent financing?
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.
What cap rate and per-unit basis are Fort Worth multifamily deals trading at?
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.
Is the apartment supply wave still a problem for a long multifamily hold here?
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.
Which carry lines do out-of-state owners understate on a Fort Worth stabilized asset?
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.
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.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-12.
Funding Fort Worth deals fast.
Get real terms, usually same day. No obligation, no hard credit pull to start.
