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Program 09

CRE Permanent in New Braunfels

Permanent commercial financing for stabilized New Braunfels assets.

For a stabilized commercial or multifamily asset ready for long-term debt, we shop your file across agency multifamily programs, insurance companies, and wholesale lenders, then place the structure that fits your hold. When a New Braunfels-area asset still needs to season before it qualifies, we can bridge it first and refinance into permanent debt once it stabilizes. The corridor's strongest stabilized story right now sits in Guadalupe County's manufacturing base, and San Marcos carries a separate institutional demand driver in Texas State University. Business-purpose only, and every structure is placed subject to underwriting.

CRE Permanent in New Braunfels, TX from USA Mortgage
Agency
Fannie/Freddie
Long-term
fixed
Multifamily
& commercial
Wholesale
channels

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.

Who it's for
Stabilized multifamily 5+
Commercial and mixed-use
Agency permanent debt
Refi out of a bridge
Typical terms
PropertyStabilized commercial
ProgramsAgency, insurance, wholesale
TermLong-term permanent
RateMarket permanent rates
UseAcquisition or refinance
Best forLong-term holds
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

CRE Permanent in New Braunfels, answered.

Is there a stabilized commercial story in the New Braunfels corridor, or is this all tourism-driven?
Guadalupe County is the stabilized side of this corridor. Its manufacturing base runs at a 2.41 location quotient, roughly two and a half times as concentrated as the national economy, with an average weekly wage of $1,477. That is a tenant base built on production, not on river traffic, which is the kind of durable income a permanent lender wants to underwrite against. If the manufacturer owns the building rather than leasing to a landlord, our SBA financing can be the better structure than a permanent commercial loan. Comal County, by contrast, leans on accommodation and food services and a recreation sector that swings sharply with the seasons, which makes an asset there a harder stabilized story on its own, and often a better fit for our CRE bridge loan until it seasons.
Does San Marcos have its own case for permanent commercial debt, separate from New Braunfels?
Yes, and it runs on a different driver: the university, not the river. Texas State University enrolled 40,674 students as of fall 2024 inside a San Marcos population of 77,830, and the county carries roughly 16,550 state and local government jobs on top of that. Student housing, medical office, and retail near that base sit on an institutional demand pattern that does not depend on tourism season, which is a distinct conversation from a New Braunfels or Comal County asset.
If my New Braunfels-area commercial property is still leasing up, can I get to permanent debt eventually?
Yes, bridge it first, then refinance into permanent debt once it stabilizes. That is exactly the path this program is built for. The sequencing matters most on a tourism-facing asset, since Comal County recreation employment runs 3,217 in July against 1,075 in December, a 3.1x swing, so a property still stabilizing needs a structure that does not force a permanent-debt decision off its weakest quarter. See our CRE bridge loan program for the interim structure.
How does a municipal utility district affect underwriting on a stabilized New Braunfels-area asset?
It sits on top of the base tax stack, and it can move long-term debt service more than the headline rate suggests. Comal, Guadalupe, and Hays counties together carry more than sixty municipal utility districts, water districts, and emergency services districts, with rates from about 0.004 to 1.20 per $100 layered on top of the county, city, and school stack. A stabilized asset in a MUD like Meyer Ranch or Park Place is carrying 0.85 to 1.20 per $100 of taxable value that a metro-average tax assumption misses entirely, which is real money against a long-term amortization schedule. Pull the parcel's own special-district line before we size permanent debt service, not after.

More CRE Permanent questions, answered on the program page

Resources

Guides for CRE Permanent

Bridge · 4 min read
What Is a Bridge Loan in Real Estate?
Read the guide
SBA · 5 min read
SBA 7(a) vs 504: Which Is Right for Owner-Occupied Real Estate?
Read the guide
Bridge · 4 min read
Commercial Bridge vs Permanent Financing
Read the guide
Bridge · 5 min read
Bridge Loan Exit Strategies: How to Pay Off Short-Term Debt
Read the guide
Browse all guides
Compare

CRE Permanent vs. other options

Comparison
CRE Bridge vs CRE Permanent Loan
See the comparison
More in New Braunfels

Other programs in New Braunfels

Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanSBA Financing7(a) & 504 placement
All New Braunfels loan programs
About the local figures on this page

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 2026-08-22.

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