Texas commercial mortgage rates · Dallas–Fort Worth
Commercial Mortgage Rates in Dallas–Fort Worth, TX
Current rate ranges for Dallas–Fort Worth commercial real estate loans by property type and business plan, alongside the lenders actively recording commercial deeds of trust in Dallas–Fort Worth (Dallas, Tarrant, Collin & Denton Counties). Every figure carries its observation date and a citable public source.
Updated Jul 2, 2026
Current Dallas–Fort Worth CRE rate ranges
No Dallas–Fort Worth-specific curve is published in our cited sources yet, so the ranges below are Texas state-level observations — the market level Dallas–Fort Worth deals price against until metro-specific data tightens them. Stabilized profiles price to bank/agency perm; value-add and lease-up price to bridge and debt-fund capital.
| Property type | Profile | Rate range | Amortization | Min DSCR | Interest-only | Max LTV | Basis | As of |
|---|---|---|---|---|---|---|---|---|
| Multifamily | Stabilized(bank / agency perm) | 5.47% – 6.42% | 30 yr | 1.25x | None typical | 80% | Texas (state-level) | Jul 2, 2026 |
| Value-add(bridge / debt fund) | 7.25% – 10.25% | I/O | 1.00x | Up to 24 mo | 75% | Texas (state-level) | Jul 2, 2026 | |
| Lease-up(bridge / debt fund) | 7.5% – 10.75% | I/O | 1.00x | Up to 36 mo | 75% | Texas (state-level) | Jul 2, 2026 | |
| Retail | Stabilized(bank / agency perm) | 6.12% – 7.02% | 25 yr | 1.25x | None typical | 75% | Texas (state-level) | Jul 2, 2026 |
| Value-add(bridge / debt fund) | 7.75% – 11% | I/O | 1.00x | Up to 24 mo | 70% | Texas (state-level) | Jul 2, 2026 | |
| Lease-up(bridge / debt fund) | 8% – 11.5% | I/O | 1.00x | Up to 36 mo | 70% | Texas (state-level) | Jul 2, 2026 | |
| Office | Stabilized(bank / agency perm) | 6.42% – 7.62% | 25 yr | 1.30x | None typical | 65% | Texas (state-level) | Jul 2, 2026 |
| Value-add(bridge / debt fund) | 8.5% – 12.5% | I/O | 1.00x | Up to 24 mo | 65% | Texas (state-level) | Jul 2, 2026 | |
| Lease-up(bridge / debt fund) | 8.75% – 13% | I/O | 1.00x | Up to 36 mo | 60% | Texas (state-level) | Jul 2, 2026 | |
| Industrial | Stabilized(bank / agency perm) | 5.97% – 6.92% | 25 yr | 1.25x | None typical | 75% | Texas (state-level) | Jul 2, 2026 |
| Value-add(bridge / debt fund) | 7.5% – 10.5% | I/O | 1.00x | Up to 24 mo | 75% | Texas (state-level) | Jul 2, 2026 | |
| Lease-up(bridge / debt fund) | 7.75% – 11% | I/O | 1.00x | Up to 36 mo | 70% | Texas (state-level) | Jul 2, 2026 |
Who's actively lending in Dallas–Fort Worth
Named lenders by commercial deeds of trust recorded in Dallas–Fort Worth (Dallas, Tarrant, Collin & Denton Counties) over the last 90 days — county-record-verified closings, not marketing claims.
| # | Lender | Recorded commercial loans (90d) |
|---|---|---|
| 1 | Construction Loan Services Ii Llc | 6 |
| 2 | First United Bank | 6 |
| 3 | Frost Bank | 5 |
| 4 | Horton D R Texas Ltd | 5 |
| 5 | Prosperity Bank | 5 |
| 6 | Rflf 4 Llc | 5 |
| 7 | Harmony Bank | 4 |
| 8 | Sound Capital Equity Income Fund Llc | 4 |
| 9 | Alliance Bank | 2 |
| 10 | Chickasaw Community Bank | 2 |
For the statewide view — which banks are growing or shrinking their CRE books — see Who's Lending Right Now.
Reading the ranges
Commercial mortgages price as index + spread: permanent loans off the 10-year Treasury, bridge loans over SOFR. Where a Dallas–Fort Worth deal lands within a range comes down to leverage (LTV), coverage (DSCR), and whether the property is genuinely stabilized — a value-add or lease-up plan moves the same building 150–450 basis points wider. The full driver breakdown lives on the Texas rates page.
What terms could your Dallas–Fort Worth property get?
Get a range tuned to your property type, size, and occupancy — plus how many lenders are actively closing loans like it.
Estimate my termsMethodology & sources
Stabilized (perm) curves are spread bands over the 10-year U.S. Treasury yield, anchored to published lender spread surveys and re-anchored weekly as the Treasury moves; value-add and lease-up curves come from published bridge-lender surveys and debt-fund spreads over SOFR. Active-lender counts are verified against county records. Nothing is submitted, sponsored, or pay-to-play.
- 2026 bridge-lender surveys (8–14% overall, most 9–12%); debt-fund spreads SOFR+350–650bps, 30-day SOFR ~3.65% (CRED iQ 2026-04-17)
- CRED iQ Q1 2026 CRE spread survey (IND 162bps over 10yr UST, as of 2026-03-31) + 10yr UST 4.49% (2026-07-02, U.S. Treasury daily yield curve); spread band 148–243bps fixed at 2026-07-02 seed (SelectCommercial rate-sheet cross-check), re-sourced quarterly
- CRED iQ Q1 2026 CRE spread survey (MF 154bps over 10yr UST, as of 2026-03-31) + 10yr UST 4.49% (2026-07-02, U.S. Treasury daily yield curve); spread band 98–193bps fixed at 2026-07-02 seed (SelectCommercial rate-sheet cross-check), re-sourced quarterly
- 2026 bridge-lender surveys (8–14% overall, most 9–12%; x2mortgage.com, vaster.com); debt-fund spreads SOFR+350–650bps, 30-day SOFR ~3.65% (CRED iQ 2026-04-17); SelectCommercial bridge 9.00% (2026-07-02)
- 2026 bridge-lender surveys (8–14% overall; office at the wide end); debt-fund spreads SOFR+350–650bps, 30-day SOFR ~3.65% (CRED iQ 2026-04-17)
- CRED iQ Q1 2026 CRE spread survey (OFF 220bps over 10yr UST, as of 2026-03-31) + 10yr UST 4.49% (2026-07-02, U.S. Treasury daily yield curve); spread band 193–313bps fixed at 2026-07-02 seed (SelectCommercial rate-sheet cross-check), re-sourced quarterly
- CRED iQ Q1 2026 CRE spread survey (RET 176bps over 10yr UST, as of 2026-03-31) + 10yr UST 4.49% (2026-07-02, U.S. Treasury daily yield curve); spread band 163–253bps fixed at 2026-07-02 seed (SelectCommercial rate-sheet cross-check), re-sourced quarterly
Market-level observations, not a loan offer, quote, or commitment. Actual pricing depends on full underwriting of the property, sponsor, and market conditions at application. This page is operated by RefiLoop, a commercial mortgage brokerage; RefiLoop is not a lender and does not make credit decisions.