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Program 09

CRE Permanent in Tulsa

Long-term commercial mortgage financing for Tulsa owners.

Long-term, permanent financing for stabilized commercial real estate. We place it in house through agency multifamily channels (Fannie Mae and Freddie Mac), insurance funds, and other wholesale sources. Tulsa's tenancy runs through aviation maintenance, energy, healthcare, and the inland port. Business-purpose only, and every structure is set in underwriting.

CRE Permanent in Tulsa, OK 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 Tulsa, answered.

What's the durable tenant base behind permanent debt on Tulsa commercial property?
Aviation maintenance, energy, health care and the inland port, not a single-industry town. Education and health services is the metro's second-largest sector at 77,700 jobs and one of only three growing sectors; government adds another 63,400. Manufacturing, at 11.0% of metro employment, is high for a metro this size and includes the aerospace and energy-equipment base. That's the demand behind office, medical-adjacent commercial, and small industrial: institutional or payroll-anchored tenants rather than a rotating cast of local retail.
Why does American Airlines' Tulsa maintenance base matter for permanent financing near the airport?
Because it's the largest commercial aviation base maintenance facility in the world, and it's been here since 1946. The base runs 22 buildings, 3.3 million square feet of hangar and shop space, on 330 acres. American announced a $550 million investment there in 2020, the largest ever at a maintenance location in the company's history, with headcount reported at more than 5,500 at that time. That 2020 announcement is the most recent figure sourced here; current headcount and the hangar's completion status were not verified in this pass, so we don't quote a current number. What's durable is the scale of the facility and the length of the tenancy, not a fresh headline.
Why is the Port of Catoosa the clearest industrial and flex story for permanent debt in this metro?
The Tulsa Port of Catoosa is a 2,000-acre industrial park at the head of navigation for the McClellan-Kerr Arkansas River Navigation System, hosting, on the port's own description, over 50 companies. It sits in Rogers County immediately northeast of Tulsa on the US-412 corridor, at a Tulsa-proper price point (Catoosa's mid-tier home value was $239,758 as of June 2026). For a small-bay industrial or flex building near the port, that's barge, rail and highway access feeding a real workforce base, not a speculative industrial park. Pair a stabilized asset here with a bridge loan first if the building still needs to lease up before it qualifies for permanent terms.
How much does the Tulsa County tax stack eat into stabilized NOI, and does it change by parcel?
Roughly 1.24% to 1.56% of fair cash value in Tulsa County proper, and it moves by school district, not just by city. Tulsa County assesses real property at 11%, the constitutional floor, and 2025 mill levies ranged from 112.68 in Owasso to 141.38 in the Jenks-school portion of Tulsa city, a $789 annual spread on a $250,000 property. Investment property gets Oklahoma's 5% annual valuation cap, unlike Texas where the cap is homestead-only, but the cap resets on transfer and again on improvement, so a newly acquired or renovated asset carries a higher bill than the seller's. Cross a county line into Creek, Osage or Okmulgee and the assessment ratio rises to 12%. Confirm the levy code and county on the specific parcel before underwriting NOI.
Is there published cap rate or vacancy data for Tulsa commercial real estate?
No, we didn't find metro-level CRE vacancy, absorption, rent, or cap-rate data for any asset class in Tulsa, and we won't invent one. What we do have: education and health services and government are the metro's two largest growing sectors, ONEOK's headquarters at 100 West Fifth Street anchors downtown office demand, and professional and business services shed 600 jobs year over year through June 2026, an honest counterweight worth underwriting around. A permanent quote here gets built from the lease terms and tenant credit in front of us, talk to us about the specific deal.

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
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CRE Permanent vs. other options

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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 2026-08-13.

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