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Program 10

SBA Financing in Tri-Cities

SBA 7(a) and 504 loans for Tri-Cities owner-occupied commercial property.

SBA 7(a) and 504 loans are built for the business owner buying, not renting, the building they operate from, and we place them through relationships with more than 20 SBA lenders, matching your scenario to the right program. Financing runs up to 90% of the purchase price, with terms as long as 25 years. Tri-Cities professional and business services firms, the contractors, staffing companies and engineering shops selling into Hanford, PNNL and the region's food plants, accounted for 24,900 jobs and about 19% of metro employment as of July 2026. Franklin County's food-manufacturing base, cold storage, processing lines, refrigerated warehouse, is a natural fit for equipment-heavy 504 financing. Business-purpose only, and every structure is set in underwriting.

SBA Financing in Tri-Cities, WA from USA Mortgage
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
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

SBA Financing in Tri-Cities, answered.

Who's the natural buyer for SBA-financed owner-occupied real estate in the Tri-Cities?
The contractors, staffing firms, machine shops and engineering companies selling into Hanford and PNNL, plus the food-manufacturing businesses on the Franklin County side. Professional and business services alone was 24,900 jobs in July 2026, about 19% of the metro's 131,800 total nonfarm jobs, and it's the sector that sits closest to the Hanford cleanup contractors and PNNL. On the Franklin County side, agriculture and manufacturing together were 26% of county employment in 2024, and that base supports equipment-heavy 504 deals for cold storage, processing lines and refrigerated warehouse space, not just office or retail buildouts.
If I renovate or build out my own building here with a 504 loan, does the sales tax bill change depending on which city it's in?
Yes, and it's a real line item, not a rounding error. Washington charges retail sales tax on construction labor as well as materials, and the rate runs from 8.9% in Pasco down to 8.8% in Kennewick and Richland, 8.7% in West Richland, and 8.1% in unincorporated Benton or Franklin County. On a $300,000 buildout that's roughly $26,700 of sales tax in Pasco against about $24,300 in an unincorporated part of either county, a spread worth checking before you fix a location.
Does it matter which Tri-Cities city I buy my building in for the property tax line, once I own it?
Yes, and the spread is real money over a 25-year SBA term. The 2026 total levy rate runs from 7.4589857453 per $1,000 of assessed value in Kennewick to 8.6193740943 in Pasco, 8.9281051139 in Richland and 10.2226569679 in West Richland. Between Kennewick and West Richland that is about $2.76 per $1,000, or roughly $1,380 a year on a building assessed at $500,000. An owner-occupant financing with a long-term SBA loan is carrying that line for decades, so it belongs in the pro forma alongside the debt service.
Is the $5.5M 504 cap for small manufacturers relevant to a Franklin County food-processing buyer, and is manufacturing growing here?
The higher cap is relevant to a qualifying food manufacturer, but the metro's manufacturing trend is a real caution, not a tailwind. Under 13 CFR 120.931, the 504 maximum is $5M standard, stepping up to $5.5M only for small manufacturers or qualifying energy projects, and a food-processing plant can fall in that manufacturer category. The honest counterweight: metro manufacturing employment fell from 9,400 jobs in July 2025 to 8,700 in July 2026, the largest supersector decline in the Tri-Cities, so don't pitch this as a growth sector. Borrower contribution is also higher than the standard 10% if the business has under two years of operating history or the building is single-purpose, 15% for either, 20% if both apply.
How much do I need to put down on a Tri-Cities owner-occupied building?
As little as 10%, though not on every deal. SBA financing runs up to 90% of the purchase price on terms as long as 25 years, so on a $500,000 Tri-Cities building that is up to $450,000 financed and $50,000 from you (500,000 x 90% = 450,000). On a 504, borrower contribution steps up to 15% if the business has under two years of operating history or the building is single-purpose, and 20% if both apply. Subject to underwriting.
What size SBA loan can you place in the Tri-Cities?
$350,000 to $5 million and up, at market SBA rates, through 7(a) and 504. The catch is occupancy: the building has to be owner-occupied by the business that operates from it, not held as a rental. If you are buying to lease the space out, our commercial bridge program is the investor path instead. Subject to underwriting.

More SBA Financing questions, answered on the program page

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
Browse all guides
Compare

SBA Financing vs. other options

Comparison
SBA 7(a) vs Conventional Loan
See the comparison
More in Tri-Cities

Other programs in Tri-Cities

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
All Tri-Cities 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 2026-08-21.

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