CRE Bridge in Vancouver

It's the tax line, and it pulls both people and businesses onto the Washington side. Washington has no personal or corporate income tax on income earned today, while Oregon's top marginal personal rate reaches 9.9% above $125,000 single or $250,000 joint Washington enacted its own 9.9% tax on individual income above $1,000,000 in 2026, scheduled for tax years beginning 2028 and now under legal challenge. Even if it survives, its threshold sits at $1,000,000 rather than Oregon's $125,000, so the gap across the river stays wide., and Portland-area residents can also owe the Metro Supportive Housing Services tax and the Multnomah County Preschool for All tax on top of that. A business that sources its income to a Clark County location, rather than Oregon, keeps that arbitrage for itself and for the employees it hires locally. That relocation pressure lands on real office and flex buildings, concentrated around the Port of Vancouver USA and the Columbia River logistics spine, plus the Vancouver Waterfront redevelopment on the former industrial riverfront. No metro-wide CRE vacancy or cap-rate data was available to size the effect, so underwrite the tenant and the location, not a market-wide number.

Public sector, healthcare and advanced manufacturing carry the base, with a large tribal casino resort anchoring the north county. Clark County government, the City of Vancouver, Clark College and the Battle Ground School District are among the largest employers, alongside PeaceHealth Southwest Medical Center and Legacy Salmon Creek Medical Center as the two hospital anchors. Camas is the county's technology corridor, home to SEH America's silicon wafer plant, HP and ZoomInfo. ilani, the Cowlitz Indian Tribe's casino resort near La Center and Ridgefield, is the reason the north county carries a service-wage employment base at all. That mix supports medical office, flex and service-retail space away from downtown Vancouver as much as it supports the waterfront itself.

It can change the tax line the deal actually carries, and it's the kind of detail a borrower's broker may not flag. Clark County's 2026 levy-rate report lists separate tax code areas for Tax Increment Financing diversion in both Vancouver ('City Vancouver - LTIF', tax code area 037700, total levy 8.5067 per $1,000) and Ridgefield ('City Ridgefield LTIF 3', tax code area 122701). Washington has no Mello-Roos-style community facilities district or Colorado-style metro district regime, so a TIF tax code area is the one overlay of its kind in this county. Confirm which tax code area a parcel sits in before you finalize the interest reserve on a bridge loan, since the total levy varies by tax code area across the county.

No, a business-purpose commercial loan gets the non-judicial track built for commercial deals, not the residential front end. Washington forecloses deeds of trust non-judicially under chapter 61.24 RCW, and the statute expressly excludes any deed of trust securing a commercial loan from the pre-foreclosure notice and meet-and-confer requirements written for owner-occupied residential borrowers, and from Foreclosure Fairness Act mediation. Entity-vested investor property is excluded from that mediation a second time over, independent of loan purpose. The 90-day notice-of-sale track applies instead of the 120-day letter track, though every deed of trust in the state, commercial included, still carries a 190-day floor from default to sale under RCW 61.24.040(12), and there is no right of redemption after a trustee's sale. Our CRE permanent program is the natural takeout once a Vancouver asset is stabilized.

Roughly 0.97% of assessed value inside the City of Vancouver, and it moves by tax code area. Clark County's 2026 levy report puts the City of Vancouver stack at a total levy of 9.6855855756 per $1,000 of assessed value, which works out to about 0.97%. That is the investor rate; the report's lower 'Total Levy with exemptions' figure is the senior-and-disabled reduced rate and is not available to a commercial owner. Total levy rates vary widely across Clark County's tax code areas, from roughly 5.24 in a rural Battle Ground School District area up to 10.10 in parts of Ridgefield, so pull the rate for the specific tax code area a parcel sits in rather than using one county number.

No, a business-purpose loan to an entity is shielded twice over. RCW 19.52.080 bars corporations, LLCs, partnerships and other entities from ever pleading usury, and separately shields any transaction, regardless of borrower form, that is primarily for agricultural, commercial, investment or business purposes. A commercial bridge loan to a Vancouver-area LLC clears both tests independently. This isn't a substitute for your own counsel's read on a specific deal structure.

About 25% of value. We go to up to 75% LTV on a commercial bridge, so on a $4,000,000 Vancouver office or flex building that is up to $3,000,000 from us and $1,000,000 from you (4,000,000 x 75% = 3,000,000). On a cash-out refinance the same ceiling applies to the existing asset rather than to a purchase price. Model the roughly 0.97% annual property tax carry inside the City of Vancouver into the interest reserve, and pull the parcel's own tax code area before you fix that number. Subject to underwriting.

No minimum score applies. A commercial bridge is an asset-based loan, underwritten on the building, the equity, and the exit. We run credit, but it carries far less weight than a bank would give it, and there is no hard pull to start. Weaker credit is normally offset with lower leverage rather than a decline. That is a different posture than the bank financing many Vancouver owner-users are used to on the same buildings. Subject to underwriting.

Up to $10M, on a term of up to 24 to 36 months, interest-only. That covers most of the office, flex, and industrial product around the Port of Vancouver corridor and the Vancouver Waterfront redevelopment, whether you are repositioning, funding a lease-up, or taking cash out of an asset you already own. Interest-only keeps the monthly carry down while the business plan runs. The takeout, not the size, is what we underwrite hardest. Subject to underwriting.