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Program 10
SBA Financing in San Bernardino
SBA financing for owner-occupied real estate in San Bernardino County.
SBA 7(a) and 504 loans finance owner-occupied commercial real estate and business acquisitions, with financing up to 90% of the purchase and terms up to 25 years, placed through our network of more than 20 SBA lenders. The Legislature named more of this county's cities in AB 98's warehouse concentration region than any other jurisdiction's, which makes owner-user industrial and flex space a natural 504 candidate here: an existing conforming building keeps its position against later setback rules that a newly built one does not get. Hospitality and recreation operators in Big Bear Lake and the mountain communities are a classic 7(a) profile too. We are not ourselves an SBA lender and place your file across our lender network; business-purpose loans only, subject to underwriting.
7(a) & 504
programs
90%
financing
25-yr
terms
20+
SBA lenders
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
SBA loans offer low down payments and long amortizations for owner-occupied property and business acquisition. USA Mortgage arranges and places SBA financing through our network of partner lenders; we are not ourselves an SBA lender. We shop your file across that network so you get the strongest approval.
Who it's for
Owner-occupied commercial RE
Business acquisition
Real estate plus equipment
Partner or stock buyout
Typical terms
Loan amount$350K to $5M+
FinancingUp to 90%
TermUp to 25 years
RateMarket SBA rates
PropertyOwner-occupied CRE
Programs7(a) and 504
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
SBA Financing in San Bernardino, answered.
Does San Bernardino County's AB 98 warehouse rule change how an SBA 504 loan works on an owner-occupied industrial building?
It changes the underwriting question, not the loan structure, and it favors a building that already exists. Since January 1, 2026, a logistics use sited on non-industrial or newly rezoned land inside AB 98's warehouse concentration region has to set truck loading bays back 500 feet from the nearest sensitive receptor. Eight of the twelve cities the statute names, Chino, Colton, Fontana, Ontario, Rancho Cucamonga, Redlands, Rialto and San Bernardino, sit in this county. A logistics use already in place as of September 30, 2024 keeps its existing position even if a sensitive receptor is built nearby later (Gov. Code section 65098.1.5), so an owner-user buying an existing conforming warehouse or flex building here is buying something the statute made harder to replicate. 504 financing is built for exactly that kind of owner-occupied purchase.
If I want to build new owner-occupied industrial space in San Bernardino County instead of buying, does that change my SBA occupancy requirement?
Yes, and it stacks on top of the county's own siting rule. Under 13 CFR 120.131, an SBA borrower occupying an existing building needs to occupy at least 51% of it; new construction carries a higher 60% occupancy floor, with only 20% of the space allowed to be permanently leased to others and the rest covered by a 3-year or 10-year absorption plan. In San Bernardino County that higher bar sits alongside AB 98's requirement that a new logistics use on non-industrial or rezoned land inside the warehouse concentration region set its loading bays 500 feet from the nearest sensitive receptor, a constraint an existing conforming building does not carry. Ground-up owner-user industrial is workable here, but it clears two bars where a purchase of existing space clears one.
How much cash do I need to bring to close on a single-purpose industrial building in San Bernardino County under SBA 504?
Plan on 15% to 20% down, not the 10% headline figure, if the building is single-purpose. Under 13 CFR 120.910, the standard 504 borrower contribution is 10%, rising to 15% if the business has operated under two years or the building is single-purpose, and 20% if both apply. A single-purpose warehouse, cold storage or flex-industrial building, the dominant product type in the named-warehouse cities of San Bernardino, Ontario, Fontana, Rancho Cucamonga and Chino, falls into that higher tier by design, not as an exception. Size your equity contribution off the building type before you size it off the county's general 504 marketing.
Is the 504 loan cap higher for a manufacturer buying its own building in San Bernardino County, and are the fees still waived?
The cap can reach $5.5M for a qualifying manufacturer, but do not assume the fees are waived across the board. Under 13 CFR 120.931, the standard 504 maximum is $5M; it rises to $5.5M only for small manufacturers in NAICS codes 31 through 33 or qualifying energy-efficiency projects. Separately, SBA fees that were waived in FY2025 were reinstated for FY2026, for loans approved between October 1, 2025 and September 30, 2026: a 504 upfront fee of 0.50% applies to most borrowers, with the annual fee cut to 0.209%. Small manufacturers keep a 504 fee waiver and roughly 25 basis points off the rate. Given the concentration of logistics and light-industrial operators across this county's named-warehouse cities, confirm your NAICS code against the manufacturer carve-out before you price the deal off an old fee schedule.
I operate a hospitality or recreation business in Big Bear Lake. Does buying my building with an SBA loan protect my vacation rental income?
No, and that is a caveat to underwrite before you count that income. The City of Big Bear Lake runs its own vacation rental licensing program, and on any change of ownership the license "shall automatically expire," with the property barred from vacation rental use until the new owner obtains a fresh license; the city also caps most owners at two licenses. That is the classic 7(a) profile in the mountain communities, a hospitality, food service or recreation operator financing real estate, but if the business's revenue depends on an existing short-term rental license, that license does not transfer with the sale. Underwrite the business on its operating income, not on an STR license the buyer has to re-earn.
If an SBA-financed commercial property in San Bernardino County ever goes to foreclosure, how does that work under California law?
Non-judicial trustee sale, with a statutory floor of roughly four months from the notice of default. California Civil Code section 2924 requires at least three months between recording a notice of default and recording a notice of sale, then a further notice period of at least 20 days before the sale itself. Once that trustee sale occurs, CCP section 580d bars a deficiency judgment against the borrower on that debt, though it does not shield a guarantor. This is the state-law backdrop for any real estate securing an SBA loan here; talk to your attorney about how it interacts with your SBA lender's own servicing and guaranty terms.
FAQ
SBA Financing questions, answered.
What is the difference between an SBA 7(a) and a 504 loan?
The 7(a) is the flexible, all-purpose SBA loan: owner-occupied real estate, business acquisition, partner buyouts, equipment, and working capital under one note. The 504 is purpose-built for owner-occupied commercial real estate and heavy equipment, with a long-term fixed rate and a low down payment. We place both and match your scenario to the right one.
How much can I borrow, and how much do I put down?
SBA loans go up to $5M, with larger total project sizes possible on the 504 since a bank funds part of the deal. Down payments are low, often around 10%, rising to 15% to 20% for startups or special-purpose properties. On the right deal we finance up to 90%.
What are the terms and rates?
Terms run up to 25 years for real estate, which keeps payments low. 7(a) rates are usually variable and tied to the Prime rate, while the 504 carries a long-term fixed rate on the CDC portion. Because we place your file across 20+ SBA lenders, we shop your scenario for the strongest terms.
Do I have to occupy the property?
Yes. SBA real estate loans require owner-occupancy, at least 51% of an existing building or 60% of new construction. That requirement is what separates SBA-eligible deals from pure investment property, which fits our other programs.
Do I have to personally guarantee an SBA loan?
Yes. The SBA requires a personal guarantee from anyone who owns 20% or more of the business, and on real-estate deals the loan is also secured by the property. This is standard on every SBA loan, not a sign of a weak file, and it is part of why SBA financing offers low down payments and long terms. We will walk you through exactly what you are signing before you commit.
How long does an SBA loan take to close?
SBA loans are slower than our bridge products, typically 30 to 90 days, because of the documentation and approval process. The tradeoff is a much lower long-term cost. If you need speed now, we can bridge the deal and refinance into SBA later.
What do you need to get started?
Generally two to three years of business and personal tax returns, business financials, a personal financial statement, and details on the property or business. We will tell you exactly what is needed and place your file with the best-fit lender in our network.
Resources
Guides for SBA Financing
SBA · 5 min read
SBA 7(a) vs 504: Which Is Right for Owner-Occupied Real Estate?
Read the guide SBA · 5 min read
SBA 504 Loans for Owner-Occupied Commercial Real Estate
Read the guide SBA · 4 min read
SBA Loan Down Payment, Rates, and Terms Explained
Read the guide SBA · 5 min read
The $1M SBA Loan: What 7(a) and 504 Look Like at That Size
Read the guide More in San Bernardino
Other programs in San Bernardino
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 loanCRE PermanentLong-term agency & perm
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.
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