Question 1

What kind of commercial property actually gets permanent financing near Fort Hood?

Accepted Answer

Small multifamily, retail strip, self-storage, and service commercial, the property types that actually exist on this side of the metro. Killeen sits west of the post with the metro's lowest home values (mid-tier $220,742, June 2026) and lowest rents ($1,254, June 2026), and the commercial base around it is the same story: strip retail and service uses serving Fort Hood's 34,474 active-duty soldiers and 53,767 direct jobs, plus storage demand from a population that turns over on military orders. No metro-level CRE vacancy or cap-rate survey exists for Killeen-Temple, so a permanent quote here is built from your executed leases and tenant credit, not a published market cap rate. Bring the rent roll and the lease terms; that's what does the work.

Question 2

Why is Temple's medical campus the strongest permanent-debt story in this metro?

Accepted Answer

Because the tenant is Baylor Scott & White and the VA, not a rotating cast of local businesses. Baylor Scott & White Health is the metro's largest private employer at 8,884 employees on the Temple Economic Development Corporation's own count, anchored by its Temple medical center, and the Central Texas Veterans Health Care System adds another 3,500 jobs on the same campus. That's an institutional-grade tenant base for medical-adjacent commercial: an office, a medical retail pad, or a mixed-use building near that corridor is leasing to demand that doesn't evaporate in a downturn. No Killeen-Temple cap rate or vacancy figure exists to attach a number to that story, so we underwrite it qualitatively, on the lease and the tenant, not a market survey.

Question 3

Does Fort Hood's payroll actually change how you underwrite a stabilized asset here?

Accepted Answer

Yes, because it's the single largest, steadiest income source in the metro. The Texas Comptroller's 2025 installation study puts Fort Hood's output at $37.9 billion, with 53,767 direct jobs, 159,692 jobs supported metro-wide, 34,474 active-duty personnel, and 126,225 military retirees who still use the installation. That's federal payroll, not a single employer that can relocate. It's the honest pitch for long-term debt on a stabilized asset: tenancy here is unusually recession-insensitive because the largest paycheck in the county comes from Washington, not from a local industry cycle. It's a qualitative underwriting factor, not a cap-rate input, since no Killeen-Temple CRE cap-rate data has been published.

Question 4

What does the bridge-to-permanent path look like in a flat Killeen market?

Accepted Answer

Take the time to actually stabilize before you refinance, because this market rewards patience over a rushed exit. Median list price was $289,000 in July 2026, down 3.4% year over year and 11.2% off the 2023 peak, with a median 72 days on market and roughly a third of active listings carrying a price cut. That's a flat, slow market, not a falling one, and it means lease-up or repositioning takes the time it takes rather than the time a pro forma wants it to take. A common path here is a bridge loan to carry a property through lease-up or repositioning, then a refinance into permanent debt once the rent roll is signed and the asset performs. We place both sides in-house, so the handoff from bridge to permanent doesn't require re-selling your file to a new lender.

Question 5

How much does the Bell County tax stack eat into stabilized NOI, and does it change by parcel?

Accepted Answer

Roughly 2% of assessed value in Killeen proper, and it moves meaningfully by city and by parcel. The Killeen investor stack (county 0.3128 + road district 0.0199 + city 0.7014 + Killeen ISD 0.8778 + Central Texas College 0.09 per $100, Bell CAD's 2025 table) works out to about 2.00%. Temple runs heavier at roughly 2.17%, driven by a higher city rate and Temple ISD at 1.1372 against Killeen ISD's 0.8778. Investment property gets no homestead exemption and no appraisal cap, and Bell County MUD overlays run 0.783 to 1.000 per $100 on top of the base stack, so a parcel inside a MUD can push near or above 3%. Both Killeen and Temple raised city rates for fiscal 2026 (Killeen up 8.2%, Temple up 11.72%), so this is a rising line in your pro forma, not a falling one. Check the parcel's overlays on Bell CAD before you lock stabilized NOI, and talk to your CPA about how the stack runs across a long hold.

Question 6

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 7

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 8

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 9

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 10

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 11

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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