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Program 04
CRE Bridge in Waxahachie
Waxahachie CRE bridge loans fund Ellis County's industrial growth corridor.
USA Mortgage funds CRE bridge loans up to $10M, with leverage to 75% LTV and terms of 24 to 36 months, to reposition or stabilize a commercial asset before refinancing into permanent debt. In Ellis County, that story centers on the industrial base built around Midlothian's cement and steel plants and on small-bay and flex space feeding the I-35E and US-287 corridors, not on office towers. Loans are business-purpose only, for investment and commercial property, subject to underwriting.
$10M
max loan
24-36 mo
terms
All types
property
Cash-out
available
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.
Who it's for
Value-add commercial real estate
Repositioning and lease-up
Partner buyouts
Pre-stabilization holds
Typical terms
Loan amountUp to $10M
Max leverageUp to 75% LTV
TermUp to 24 to 36 months
RateFrom 9.00%*
PaymentsInterest-only
StructureBridge or cash-out
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
CRE Bridge in Waxahachie, answered.
Which Ellis County commercial property types actually transact here?
Heavy industrial, not office, is the property type Ellis County is built on. Midlothian carries three cement plants (Ash Grove, Holcim, and the former TXI plant now Martin Marietta) plus a Gerdau steel mill and a Target regional distribution center, a genuine heavy-industrial and logistics tenant base rather than a suburban office market. A CRE bridge loan here is typically an industrial, flex, or small-bay building on that footprint, not a downtown office tower.
Why does an Ellis County commercial deal need a bridge loan instead of stabilized permanent financing?
Dallas-Fort Worth led the entire United States in industrial absorption in Q2 2026, and Ellis County is where the land for that growth actually sits. New small-bay and flex buildings along the I-35E and US-287 corridors typically deliver ahead of full lease-up, which is a repositioning story, not a stabilized-purchase one. Bridge capital covers the building while you fill it; once it is leased and stabilized, we refinance you into permanent commercial debt, which we also place in house, so there is a clear exit from day one.
Is there vacancy or cap rate data for Ellis County commercial real estate?
No published Ellis County vacancy, rent, or cap rate figures exist for any commercial asset class. ATTOM, JLL, and the other trackers that publish this kind of data cover the Dallas-Fort Worth metro as a whole, not Ellis County on its own. We underwrite the deal in front of us on its own numbers rather than quoting a metro-wide statistic that may not describe this county.
How does the property tax stack change the numbers on an Ellis County commercial bridge?
The county's investor tax stack runs from 1.71 to 2.17 per $100 of assessed value depending on the city, with no homestead cap on any of it. Waxahachie sits at roughly 2.05 per $100 and Midlothian at roughly 1.99, and neither carries an appraisal cap the way an owner-occupied home would. Build the city-specific stack into your stabilized budget before you underwrite the exit, not just the purchase.
Does Waxahachie's historic overlay affect a commercial building bridge deal downtown?
Yes, if the building sits inside Waxahachie's Downtown or Oldham Avenue historic overlay, a Certificate of Appropriateness from the Heritage Preservation Commission is required before a building permit issues for alteration, restoration, or new construction. That review step sits ahead of the permit, which is a schedule risk a bridge term has to absorb on a repositioning play in the historic core. Outside the two overlays, ordinary commercial permitting applies.
What happens if an Ellis County CRE bridge loan has to be foreclosed?
Texas forecloses under a deed of trust by non-judicial power of sale, not a court process. The sale is held between 10 a.m. and 4 p.m. on the first Tuesday of the month, on at least 21 days' notice, at the county courthouse or at another area the commissioners court has designated under Property Code 51.002(h). Ellis County's designated area was not confirmed in our research, so check the county's current posting before you plan around a location. Since a commercial bridge loan is never on a debtor's residence, the additional 20-day residential cure notice does not apply, so the 21-day notice is the full timeline.
FAQ
CRE Bridge questions, answered.
What can a commercial bridge loan be used for?
Bridge capital is for repositioning or stabilizing a commercial property before permanent financing: value-add, lease-up, a partner buyout, or pulling equity out through a cash-out. We lend across property types on terms up to 24 to 36 months, with loans up to $10M.
What rates, leverage, and terms should I expect?
Our commercial bridge pricing starts around 9%, interest-only, up to roughly 75% loan-to-value, on terms up to 24 to 36 months. Published bridge pricing generally runs 8% to 12% with 1 to 3 points. Final terms depend on the asset, the business plan, and sponsor strength.
How fast can a commercial bridge loan close?
Commercial deals usually close in 2 to 4 weeks. They take a little longer than residential because of the appraisal, the rent roll and operating-statement review, and any third-party reports. We move as fast as the diligence allows and keep one point of contact on your file.
Do I need positive cash flow (DSCR) to qualify?
Not necessarily at closing. Bridge loans are often underwritten interest-only to the as-stabilized business plan rather than a minimum in-place DSCR, since the property is being repositioned. We do want to see a credible path to stabilization and enough in-place income or reserves to carry the loan.
What documents do you need for a commercial bridge request?
Typically the purchase contract or current debt, a rent roll and trailing-12-month operating statement, your business plan and renovation budget, and sponsor financials. Larger assets may also need a property condition report and an environmental review. We will give you a clear checklist up front.
Is the loan recourse, and is cash-out available?
Most bridge loans are recourse with a personal guarantee, while lower-leverage non-recourse can be possible on stronger assets. Cash-out is available when there is equity to support it. We structure recourse and leverage around the specific deal.
Resources
Guides for CRE Bridge
Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
Read the guide Bridge · 4 min read
What Is a Bridge Loan in Real Estate?
Read the guide Getting Funded · 4 min read
LTV vs LTC: What's the Difference?
Read the guide Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
Read the guide More in Waxahachie
Other programs in Waxahachie
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
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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