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Program 09
CRE Permanent in Waxahachie
Waxahachie, Texas CRE permanent financing for stabilized commercial assets.
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. Ellis County's long-hold asset base runs on industrial and logistics along the I-35E and US-287 corridors, anchored by Midlothian's cement and steel plants and DFW's distribution network, not a downtown office story. Business-purpose loans only, subject to underwriting.
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
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
CRE Permanent in Waxahachie, answered.
What kind of stabilized asset anchors demand for permanent debt in Ellis County?
Industrial and logistics along the I-35E and US-287 corridors, tied to Midlothian's heavy-industrial base and DFW's distribution network, not a downtown office market. Midlothian carries three cement plants (Ash Grove, Holcim, and the former TXI plant now Martin Marietta) plus Gerdau's steel mill and a Target regional distribution center. Employment counts for that cluster come from secondary reporting only, so we do not publish a headcount for it. DFW led the entire United States in industrial absorption in the second quarter of 2026, and Ellis County is where the land sits along that corridor. No Ellis County cap rate, vacancy or NOI figure has been published, so underwrite the tenant and the corridor, not a market average.
Does Ellis County's population growth support a permanent loan on retail or self-storage?
The growth is real and durable, but there is no published cap rate or vacancy data behind it. Ellis County grew roughly 25% between the 2020 census (192,455) and the 2025 estimate (about 240,900), a pace that has kept running near 5% a year. That curve is the demand story behind retail and self-storage permanent debt here, but it is a qualitative case, not a statistic to underwrite from. A stabilized asset still needs its own trailing income.
What property tax does a stabilized commercial asset carry across Ellis County's cities?
It depends on the city, and the range is wide: roughly 1.71 to 2.17 per $100 of value, with no homestead exemption or 10% appraisal cap on non-owner-occupied property. Maypearl carries the county's lightest stack and Ennis the heaviest. Every parcel also pays the Ellis County rate of 0.255778 plus a separate Ellis County Lateral Road rate of 0.018214, which the tax office lists as two lines, not one. Confirm the specific city and appraisal district before underwriting the permanent loan's carry.
Does the state's non-homestead tax circuit breaker help a stabilized Ellis County asset?
It can, but only through the end of 2026, and only under a value threshold. Texas Tax Code section 23.231 caps the annual appraisal increase on qualifying non-homestead property, which includes most commercial real estate, at 20% for property valued at or below a state threshold, provided it was owned for a full calendar year. The threshold is adjusted annually and appraisal districts have published differing figures for 2026, so confirm the current number with the Ellis County Appraisal District. The cap is stripped on sale, and the statute itself expires December 31, 2026, so it is not a planning assumption for a loan that carries past that date. Talk to your CPA before underwriting it into the permanent hold.
Can a PID or MUD assessment affect the net operating income on a permanent loan here?
Yes, and it can be a bigger carry item than the ad valorem tax rate itself. Ellis County lists more than twenty public improvement and municipal management districts on the tax office's rate sheet, several assessed at 0.60 to 1.00 per $100, and a number of new-growth districts carry a per-lot assessment instead of a published rate at all. A stabilized asset inside one of these districts needs that assessment underwritten into the operating expense line before a permanent quote is built, not treated as a rounding error.
How does a bridge-to-permanent path work for a stabilizing Ellis County asset?
We can bridge a deal through stabilization and refinance it into permanent debt once it performs. That structure fits how this county actually builds: Ellis County is a ground-up and bridge market first, with new industrial and subdivision construction along I-35E and US-287 driving most of the activity, not distressed resale. Once occupancy and income are proven, we place the permanent structure across agency, insurance, and wholesale channels. Terms on both legs are subject to underwriting.
FAQ
CRE Permanent questions, answered.
What is permanent commercial financing?
Permanent (or perm) financing is long-term debt on a stabilized commercial property, the loan you move into once a building is leased up and performing. It replaces short-term bridge or construction debt with a longer fixed term and a lower rate.
What channels do you place loans through?
We place permanent debt through agency multifamily programs (Fannie Mae and Freddie Mac), insurance companies, and other wholesale lenders. Because we shop multiple sources, we can match your asset to the program with the best long-term terms.
What properties qualify?
Stabilized multifamily of five units and up, plus mixed-use and other commercial assets with a solid operating history. Agency multifamily in particular looks for occupancy and cash flow that support long-term debt.
How is this different from your CRE bridge program?
The bridge program is short-term capital to acquire or reposition a property; permanent financing is the long-term exit once it is stabilized. Many investors use both in sequence, bridging to stabilize and then refinancing into permanent debt. We can line up both.
What rates and terms can I expect?
Permanent commercial rates run well below bridge pricing and move with the agency and wholesale market, on long fixed terms. The exact rate depends on the asset, the program, and current conditions, and we will walk you through the options.
How long does a permanent placement take?
Plan on several weeks, since agency and wholesale permanent loans require full underwriting, third-party reports, and lender approval. We manage the placement and keep one point of contact on your file from quote to close.
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 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 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 loanSBA 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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