CRE Bridge in McAllen

Industrial tied to the Pharr-Reynosa bridge, retail anchored by cross-border shopping, and medical or education-adjacent space around Edinburg. The Pharr-Reynosa International Bridge reports more than $41 billion in annual trade, the number 1 produce crossing in the nation, and over 120,000 commercial trucks a month, which is the demand story for industrial and logistics space around Pharr and Mission. McAllen's retail scale is real too: retail sales in the city were reported at $17.5 billion for 2023, and La Plaza Mall generates about $400 million a year in sales. Cross-border shopping has historically been a driver of that retail base, but a 2026 Dallas Fed piece suggests the cross-border share may be softening and we have not read it in full, so treat the retail story as durable but not guaranteed to keep accelerating, and don't underwrite a specific cross-border share until that's confirmed. DHR Health in Edinburg employs more than 6,000 people and UTRGV opened fall 2025 with a record 35,812 students, which supports medical office and student-adjacent commercial space. We do not have local CRE vacancy, rent or cap rate figures for any of these categories, and we won't publish one we don't have; bring your own rent roll and comps. See the CRE bridge program for structure.

Because the market moves on the crossing's schedule, not the calendar year. The Anzalduas International Bridge in Mission is completing an $88 million commercial cargo expansion adding six commercial lanes, and Mission's own economic development corporation projects roughly 1,500 trucks a day once it opens to freight. As of late September 2025 the federal cargo inspection facility was reported roughly two years behind schedule and unlikely to open before spring 2026, so treat that date as directional and reconfirm it before you underwrite a lease-up timeline against it. A bridge loan lets you control or reposition a site ahead of that opening rather than compete for it once freight traffic starts. We don't have Valley industrial vacancy or asking rent figures to size the lease-up against, so the deal has to stand on the tenant and the lease terms you bring us, not a market average.

The history is real; the current direction isn't confirmed, so underwrite the tenant, not the cross-border headline. McAllen has long described its retail base, including La Plaza Mall's roughly $400 million in annual sales, as leaning heavily on shoppers crossing from Mexico, and the city has cited a meaningful share of its sales tax revenue tracing to that traffic. Those figures are dated and self-reported. A 2026 Dallas Federal Reserve piece, "Mexican residents favor local retailers over cross-border shopping in Texas," suggests cross-border retail dependence may be softening; we have not read it in full, so we won't publish a current dependence figure until it is, and you shouldn't size a retail pro forma on one either. A bridge on a McAllen retail center is a reposition or re-tenanting story we fund on the merits of the lease, not a bet on a cross-border percentage we can't verify as current. Talk to us about the specific asset.

Yes, on every parcel, and it's a flood question more than a wind question inland. Severe storms on June 24-25, 2019 dropped 12 to 18 inches of rain on the Valley, destroyed or seriously damaged nearly 1,200 homes, and triggered a federal major disaster declaration (DR-4454) for Cameron, Hidalgo and Willacy counties. The terrain is a flat river delta, so drainage is a permanent public expense, which is why Hidalgo County runs a county-wide drainage district levy on top of standard property tax. Check the FEMA flood zone on the parcel and price flood coverage separately before you set a stabilized expense line; don't assume a McAllen or Edinburg site is exempt because it's inland. Wind is a different line: Cameron and Willacy counties sit in the Texas Windstorm Insurance Association's coastal catastrophe territory and may need a TWIA policy, while Hidalgo County properties buy standard-market wind coverage.

It's a real line item, and it belongs at the parcel level rather than a metro average. A McAllen city property inside McAllen ISD stacks the county's TY2025 rates of 0.5750 and 0.1123 (drainage district) with the city at 0.4500 for FY 2024-25 and McAllen ISD at 0.9322 per $100 of taxable value, about 2.07 before the South Texas College levy, and a Pharr property in PSJA ISD runs closer to 2.47 before that same levy. Pull the South Texas College rate and the specific ISD rate for your parcel from the Hidalgo County Appraisal District before you finalize a year-one expense line. On a stabilized asset that's real drag on net operating income, and it's the kind of thing that shows up at refinance if it wasn't underwritten at acquisition. Talk to your CPA about the current-year rate before you commit to a takeout number.

Contract-for-deed history and unplatted lots, more than in most Texas markets. Hidalgo County is one of the state's most colonias-affected counties: unincorporated subdivisions historically sold as unplatted lots without water, sewer or drainage. The state's response is specific to this: Model Subdivision Rules under Water Code section 16.343, border-county platting requirements under Local Government Code chapter 232, and Property Code chapter 5 subchapter D's protections for executory contracts (contracts for deed) on residential property. Academic research on post-1990 subdivisions in Hidalgo County documents repeated repossession-and-resale cycles on seller-financed lots, so a chain of title can carry unrecorded or partially performed executory contracts even on land that looks straightforward. Before we bridge a Hidalgo County land or assembly deal: confirm the parcel is on a recorded plat, run title deep enough to surface any contract-for-deed chain, confirm actual water and sewer service rather than "available in the area," and check the FEMA flood zone. Start an application and we'll walk the diligence with you.

There is no minimum score on commercial bridge. We run credit, but this is an asset-based loan: the file turns on the property, the equity, the tenant, and the exit. Credit carries far less weight than it would at a bank, and a weaker profile is usually handled with lower leverage rather than a decline. No hard credit pull to start. Subject to underwriting.

At least 25% of value. We go up to 75% LTV, up to $10M, interest-only, on a term up to 24 to 36 months, for a purchase, a reposition, or a cash-out. On a $2,000,000 McAllen-area asset that is up to $1,500,000 from us and $500,000 of equity from you (2,000,000 x 75% = 1,500,000). We do not have local vacancy, rent, or cap rate figures to lean on, so value has to come from your rent roll and your comps. Subject to underwriting.

No. Bridge qualifies off the property and the equity. There are no W-2s and no pay stubs in a bridge file. What we want is the rent roll, the leases, the budget if you are repositioning, and a credible exit, whether that is a sale or a permanent loan. Subject to underwriting.