Tyler commercial bridge loans for value-add and lease-up.
Access equity or finance a project before permanent financing. Flexible commercial bridge across property types, with terms up to 24-36 months and loan sizes up to $10M. Tyler is too small for anyone to publish vacancy or cap rates, so we underwrite the lease and the healthcare base behind it. Business-purpose only, and every structure is set in underwriting.
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Use bridge capital to reposition an asset, buy out a partner, or stabilize before a refinance. We move quickly on commercial deals that banks find too time-sensitive. When the asset is stabilized, we refinance you out of the bridge and into long-term permanent debt, which we also place in house, so you have a clear exit from day one.
Healthcare is 27,700 of Tyler's 122,100 jobs. Does that make medical office the asset to bridge?
It is the closest thing to a distinctive local story, though no vacancy or rent data backs it with numbers. Education and health services account for 27,700 of the metro's 122,100 nonfarm jobs, 22.7% of everything, anchored by CHRISTUS Trinity Mother Frances and UT Health East Texas, which the Tyler Economic Development Council's major employers list puts at 5,000 and 4,500 Tyler-area jobs respectively (TEDC-published and undated, so treat them as directional), plus the new UT Tyler School of Medicine, with 230 resident physicians training across the UT Health East Texas system. That payroll is a real, checkable demand base for medical office and clinic tenancy. No metro CRE vacancy, rent or cap rate figures exist for any asset class in Tyler, so we underwrite the specific tenant and lease rather than a market average. See the permanent CRE loan for the long-hold version of this same thesis.
Why would a Tyler commercial deal need a bridge loan instead of bank financing?
A lease-up, a partner buyout, or a repositioning ahead of stabilization is exactly the file a bank passes on until the asset already cash flows. We fund that middle stretch with our own capital, up to $10M and 75% LTV, interest-only, for 24 to 36 months, then refinance you into permanent debt we also place in house. Tyler has no published cap rate or vacancy series for any commercial asset class, so the underwriting leans on the tenant and the rent roll rather than a market benchmark.
How much does property tax affect a Tyler commercial pro forma?
Plan on roughly 1.63% of assessed value inside the City of Tyler, lower-cost outside it. Stack county (0.364231), city (0.236452), Tyler ISD (0.845000) and Tyler Junior College (0.185068) and you get 1.630751 per $100 of value (Texas Comptroller, tax year 2025), with no homestead relief on commercial property. An unincorporated Smith County parcel in Tyler ISD carries no city rate at all and lands closer to 1.463164. Only one MUD levies anywhere in the county, at 0.221157, a lighter special-district environment than DFW or Bell County. Tyler also charges the maximum legal local sales tax, 8.25% total, so the low property tax is a shifted cost, not free money. Pull the parcel's actual overlay from Smith County Appraisal District before you set year-two operating expense, and talk to your CPA about how the stack affects your exit basis.
What does a commercial permit or tenant buildout cost in the City of Tyler?
Lower-cost on paper, and there is a paid option to move faster. Tyler prices nonresidential, commercial and industrial permits at $5.00 per $1,000 of estimated construction valuation, minimum $50, combined with the fire inspection, plus a 25% plan review fee, under the city's code of ordinances. If your repositioning timeline is tight, the same code prices an expedited plan review at 300% of the normal permit fee plus $100 an hour, subject to staff availability, a real lever for a bridge borrower racing a lease-up deadline. Plumbing and electrical are billed separately, and reinspections run $50. No permit turnaround time in days is published for Tyler, so build the review window into your 24-to-36-month term rather than assuming a same-week sign-off.
If a Tyler commercial deal goes to foreclosure, how fast does it move?
Fast, and on a fixed monthly clock, same as everywhere in Texas. Texas is a non-judicial, deed-of-trust state under Property Code section 51.002: sales happen at the county courthouse between 10 a.m. and 4 p.m. on the first Tuesday of the month, after at least 21 days' notice by certified mail and courthouse posting. There is no residential 20-day cure notice on commercial property, so the practical floor from default notice to sale can run close to 21 days. Smith County's designated sale location was not confirmed from a county primary source, so verify it with the county before you plan to bid. That clock cuts both ways: a lender or buyer chasing distressed Smith County commercial inventory needs funds committed ahead of the first Tuesday, and a borrower on a bridge needs a term that survives a leasing delay rather than one that has to be fixed by month 20. Talk to us or start an application.
Nobody publishes a Tyler cap rate. How much equity do you want behind a commercial bridge here?
At least 25%, and the sizing leans on the tenant and the rent roll instead of a market benchmark. We go up to 75% LTV, so on a $1,000,000 Tyler property that is up to $750,000 from us and $250,000 of your own equity or cash (1,000,000 x 75% = 750,000). Loans run up to $10M, interest-only, on a term of up to 24 to 36 months, for a purchase, a bridge or a cash-out. Tyler has no published cap rate or vacancy series for any asset class, so the sizing leans on the tenant and the rent roll rather than a market benchmark. Subject to underwriting.
If my credit is weak, can a Tyler bridge deal still get done?
Usually yes, at lower leverage. Commercial bridge is underwritten on the asset and the equity behind it, so we run credit but there is no minimum score on this program, and weaker credit is normally met with a lower leverage number rather than a decline. On a Tyler file that means bringing more than the 25% a full-leverage deal would need. There is no hard credit pull to start. Subject to underwriting.
More CRE Bridge questions, answered on the program 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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