Question 1

What kind of commercial property actually trades in Lubbock?

Accepted Answer

Medical office and healthcare-adjacent space is the clearest demand story we can point to. The local economic development alliance reports that UMC Health System alone employs more than 4,600 people, that Covenant Health runs over 1,100 beds with 600-plus physicians, and that healthcare is close to 17% of the city's total employment, drawing patients from across West Texas and eastern New Mexico for a regional population it puts near 2 million. That is the demand base under clinic, medical office, and senior-care assets here. We do not have published Lubbock vacancy or cap-rate figures to back up a broader claim about what trades, so we are not making one.

Question 2

Are there Lubbock-specific vacancy or cap rate numbers behind your bridge underwriting?

Accepted Answer

No, and we would rather tell you that than fake it. The national brokerages that publish office, industrial, retail, and multifamily vacancy, absorption, and cap-rate data for Dallas, Houston, and Austin do not cover Lubbock at the same level, and no citable Lubbock CRE market statistics turned up in our research. That means underwriting a Lubbock CRE bridge leans harder on the property-level appraisal and a real look at the tenant or business plan, not a market report. Ask us what we would need to see on your specific asset.

Question 3

Why use a bridge loan instead of waiting for a bank in Lubbock?

Accepted Answer

Speed on a deal a bank's timeline cannot match. A partner buyout, a lease-up, or a repositioning play often has a closing date that is fixed by the seller or the tenant, not by the buyer's financing. Texas's foreclosure process is also faster than most states, non-judicial and running on a fixed first-Tuesday-of-the-month courthouse schedule, which shapes how we and every other Texas lender price commercial risk statewide. We move on the timeline the deal needs and refinance you into permanent debt once the asset is stabilized.

Question 4

What will title insurance cost on a Lubbock CRE bridge closing?

Accepted Answer

The same as anywhere else in Texas, because the state sets the rate. Texas is one of the few states where the Insurance Commissioner promulgates title insurance premiums, so the owner's policy premium is identical at every title company for a given policy amount. Effective March 1, 2026, that promulgated rate dropped 6.2%, the first change since 2019. Above $100,000 the premium runs by formula: a $268,500 policy prices to $1,612 under TDI's own worked example. You will not save money shopping title companies on the premium itself, only on service and closing fees.

Question 5

Does Lubbock's employer base support commercial lending beyond healthcare?

Accepted Answer

There is real diversity, though we cannot put numbers on it yet. Beyond the hospital systems, the local economic development alliance names X-FAB (semiconductors), Leprino Foods (a mozzarella processing plant), Tyler Technologies, and SIMFLO as employers in the metro, alongside a cotton and agribusiness base it calls one of the largest contiguous cotton-growing regions in the world. No employment counts were published for those individual firms, so we are not going to guess at headcounts or space needs. Talk to us about the specific asset and tenant.

Question 6

What can a commercial bridge loan be used for?

Accepted Answer

Bridge capital is for repositioning or stabilizing a commercial property before permanent financing: value-add, lease-up, a partner buyout, or pulling equity out through a cash-out. We lend across property types on terms up to 24 to 36 months, with loans up to $10M.

Question 7

What rates, leverage, and terms should I expect?

Accepted Answer

Our commercial bridge pricing starts around 9%, interest-only, up to roughly 75% loan-to-value, on terms up to 24 to 36 months. Published bridge pricing generally runs 8% to 12% with 1 to 3 points. Final terms depend on the asset, the business plan, and sponsor strength.

Question 8

How fast can a commercial bridge loan close?

Accepted Answer

Commercial deals usually close in 2 to 4 weeks. They take a little longer than residential because of the appraisal, the rent roll and operating-statement review, and any third-party reports. We move as fast as the diligence allows and keep one point of contact on your file.

Question 9

Do I need positive cash flow (DSCR) to qualify?

Accepted Answer

Not necessarily at closing. Bridge loans are often underwritten interest-only to the as-stabilized business plan rather than a minimum in-place DSCR, since the property is being repositioned. We do want to see a credible path to stabilization and enough in-place income or reserves to carry the loan.

Question 10

What documents do you need for a commercial bridge request?

Accepted Answer

Typically the purchase contract or current debt, a rent roll and trailing-12-month operating statement, your business plan and renovation budget, and sponsor financials. Larger assets may also need a property condition report and an environmental review. We will give you a clear checklist up front.

Question 11

Is the loan recourse, and is cash-out available?

Accepted Answer

Most bridge loans are recourse with a personal guarantee, while lower-leverage non-recourse can be possible on stronger assets. Cash-out is available when there is equity to support it. We structure recourse and leverage around the specific deal.

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