CRE Permanent in San Bernardino

Because state law now protects the position of a building that already exists. AB 98 named this county's cities more than any other jurisdiction in California: Chino, Colton, Fontana, Ontario, Rancho Cucamonga, Redlands, Rialto and San Bernardino are eight of the twelve cities the Legislature listed in its "warehouse concentration region." Since January 1, 2026, a logistics use on non-industrial or newly rezoned land inside that region must set its truck loading bays back 500 feet from the nearest sensitive receptor. A logistics use already operating as of September 30, 2024 keeps its position even if a new sensitive receptor is built later. That grandfather clause is a durability argument for permanent debt on an existing conforming building, not a growth statistic, and no countywide industrial vacancy, absorption or cap-rate figure has been published, so we underwrite your executed leases, not a market survey.

Yes, structurally: the Redlands-Loma Linda corridor is the county's health care and education anchor. It sits alongside the warehouse lane as a distinct, non-logistics tenant base for commercial and mixed-use permanent debt. No employer headcounts for any San Bernardino County employer have been published, so we can point to the corridor's role without quoting a payroll figure, and a permanent quote there is still built from your property's own leases and tenant credit.

Yes, through a bridge-to-permanent path: we fund the stabilization period first, then refinance into permanent debt once the asset performs. That structure matters here because entitlement conditions on industrial sites in this county are set by statute rather than by market timing, so the path from acquisition or repositioning to a stabilized, permanently financeable asset can run on a different clock than in a county without AB 98's siting rules.

It can, and it runs with the land rather than the owner. The county's own Community Facilities District 2006-1 (Lytle Creek North) raises its maximum special tax by the Consumer Price Index every July 1, with a minimum annual increase of 2% and a maximum of 4%, so the charge has a floor as well as a ceiling. That district also carries a contingent special tax, currently levied at $0.00 because the homeowners association maintains the parks, that can rise to as much as $520.99 per unit if the association stops. No per-parcel CFD figures have been published for any Fontana, Chino, Ontario, Victorville or Hesperia district, so pull the parcel's own secured tax bill by APN before sizing a permanent structure.

Get the quote before the term sheet, because the county holds three different peril profiles under one name. The mountain resort belt (Big Bear Lake, Lake Arrowhead, Crestline, Running Springs) sits in wildland-urban interface forest, the High Desert carries wind and blowing-sand exposure, and the Valley floor is an ordinary quote. No countywide average commercial premium, FAIR Plan exposure figure, or Very High Fire Hazard Severity Zone share has been published for this county, so we require replacement-cost coverage, not actual cash value, and a wildfire quote in the file before pricing permanent debt on mountain collateral.

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.

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.

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.

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.

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.

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.