How Much Down Payment Do You Need for a Commercial Property?

One of the first questions every commercial real estate buyer asks is: how much do I need to put down? The answer depends on the loan type, property type, whether you are an owner-occupant or investor, and the strength of the overall deal. Down payments for commercial properties typically range from 10% to 35%, a significantly wider range than the residential market. Understanding where your deal falls in that range can mean the difference between preserving working capital for growth and tying up hundreds of thousands of dollars unnecessarily.

Commercial Property Down Payment by Loan Type

The single biggest factor determining your down payment is the type of financing you use. Here is a breakdown of the most common commercial loan programs and their equity requirements:

These ranges are where most deals land, but the maximum leverage column is a ceiling, not a promise. On income properties, the debt service coverage test frequently produces a smaller loan than the LTV cap allows, a dynamic covered in detail later in this guide. The sections below unpack the programs most buyers use.

SBA 504 Loans: 10-15% Down

The SBA 504 program offers the lowest down payment available in commercial real estate. The standard requirement is just 10% of the total project cost, which includes the purchase price plus eligible closing costs and improvements. Startups (businesses operating less than two years) and special-purpose properties (single-use buildings like car washes, gas stations, or hotels) require 15% down.

On a $1 million property, an SBA 504 loan requires just $100,000 down for an established business, compared to $250,000 or more with conventional financing. That $150,000 difference stays in your business as working capital.

The catch: you must occupy at least 51% of the building (60% for new construction). This program is exclusively for owner-occupants, not investors. But for business owners buying their own space, there is simply no better option. Learn more about the SBA 504 program and its requirements.

SBA 7(a) Loans: 10-20% Down

The SBA 7(a) program is more flexible than the 504 but typically requires 10-20% down for commercial real estate purchases. The exact amount depends on the lender, the business financials, and the property type. SBA 7(a) loans can also finance mixed-use properties where the owner occupies 51% or more.

On a $1 million property, expect to put down $100,000 to $200,000 through an SBA 7(a) loan.

Conventional Bank Loans: 20-30% Down

Traditional bank financing for commercial real estate typically requires 20-30% down, translating to a 70-80% loan-to-value (LTV) ratio. The exact requirement depends on several factors:

• Property type: Multifamily and industrial properties may qualify at 75-80% LTV (20-25% down). Office, retail, and hospitality typically require 70-75% LTV (25-30% down).
• Borrower strength: Strong personal credit (720+), significant net worth, and extensive CRE experience can push leverage higher.
• Cash flow: Properties with strong debt service coverage ratios (1.30x+) may qualify for higher leverage.
• Market: Properties in primary markets with strong fundamentals may receive more favorable leverage than secondary or tertiary markets.

On a $1 million property, conventional bank financing typically requires $200,000 to $300,000 down.

Bridge Loans: 20-30% Down

Bridge loans for transitional or value-add properties generally require 20-30% equity of the purchase price, though many bridge lenders will finance up to 85-90% of the total project cost (purchase price plus renovation budget). This means your out-of-pocket equity may be lower than the headline LTV suggests, because the lender is advancing renovation capital that offsets your total cash investment.

On a $1 million acquisition with a $200,000 renovation budget, a bridge lender at 80% of purchase price and 100% of renovation would provide an $800,000 first mortgage plus $200,000 in renovation draws. Your equity: $200,000, or approximately 17% of total project cost.

CMBS Loans: 25-35% Down

Commercial mortgage-backed securities (CMBS) loans typically require 25-35% equity, with maximum LTVs of 65-75% depending on the property type and market conditions. CMBS lenders are more conservative on leverage but offer non-recourse lending with longer fixed-rate terms.

On a $1 million property, CMBS financing typically requires $250,000 to $350,000 down.

DSCR Loans: 20-25% Down

DSCR (Debt Service Coverage Ratio) loans qualify borrowers based on the property's income rather than personal income documentation. These loans typically require 20-25% down, with the exact amount depending on the property's DSCR and the borrower's credit score. Properties with DSCR above 1.25x and borrowers with 740+ credit often qualify at the lower end of the range. See our DSCR calculator to estimate your property's coverage ratio.

On a $1 million income property, a DSCR loan typically requires $200,000 to $250,000 down.

Owner-Occupied vs. Investment Property: How It Affects Your Down Payment

Whether you plan to occupy the property or purchase it purely as an investment has a significant impact on your down payment requirement:

Owner-Occupied Properties benefit from the broadest range of financing options and the lowest down payment requirements. SBA programs (10-15% down) are available exclusively to owner-occupants. Banks also tend to offer more favorable terms to owner-occupants because they view owner-users as lower default risk: you have a business incentive beyond the real estate investment to keep the property performing.

Investment Properties (where you are a landlord collecting rent from tenants but do not occupy the space) typically require 25-35% down. SBA programs are off the table, and conventional lenders view investment properties as higher risk. The good news: strong-performing investment properties with long-term leases and creditworthy tenants can sometimes qualify for better leverage.

Down Payment Requirements by Property Type

Different commercial property types carry different risk profiles, which directly impacts leverage and down payment requirements:

• Multifamily (5+ units): 20-25% down. The most favorable leverage in CRE, especially for agency-eligible (Fannie Mae/Freddie Mac) properties.
• Industrial/Warehouse: 20-25% down. Strong lender appetite drives competitive leverage.
• Retail (anchored): 25-30% down. Grocery-anchored and necessity retail finance better than experiential or unanchored.
• Office: 25-35% down. The most conservative leverage environment in 2026 due to sector headwinds.
• Hospitality: 30-40% down. The highest equity requirements due to operational risk and income volatility.
• Mixed-Use: 20-30% down, depending on the residential vs. commercial mix.

Multifamily Down Payments: Conventional 20-30% vs. Agency 80% LTV

Multifamily deserves its own discussion, because it is the one property type where the typical answer (20-30% down) and the best-case answer (20% down on paper) come from two completely different lending channels.

Conventional bank financing for apartment buildings generally caps at 70-80% LTV, which puts the down payment at 20-30%. Where you land inside that band depends on the bank's comfort with the market, the property's age and condition, and your balance sheet. A newer Class A or B building with a seasoned owner in a strong submarket can reach 75-80% LTV; an older Class C property with deferred maintenance in a slower market gets trimmed to 70% or below, often with a capital expenditure holdback on top.

Agency financing through Fannie Mae and Freddie Mac is the reason multifamily carries the most favorable leverage in commercial real estate. Both agencies allow up to 80% LTV on stabilized properties with five or more units, generally defined as roughly 90% occupancy maintained for 90 days, with a minimum DSCR of 1.25x. Agency debt is non-recourse (standard carve-outs excepted), and affordable housing components can unlock even better pricing and leverage.

So why do most multifamily buyers still bring 25-35% to closing? Three factors determine where you actually land in the range:

• DSCR constraint vs. LTV constraint: Every agency and bank loan is sized twice, once against the LTV cap and once against the DSCR floor, and the smaller loan wins. In low cap rate markets, the coverage test produces a smaller loan than 80% LTV would, so the DSCR, not the LTV cap, sets your down payment. The next section walks through the math.
• Market tier: Primary markets attract the deepest lender competition and the agencies' best terms, but they also carry the lowest cap rates, which is exactly where DSCR sizing bites hardest. Secondary and tertiary markets offer higher cap rates that support fuller leverage on the coverage test, though some lenders shave their maximum LTV by 5% or more in smaller markets to compensate.
• Property age and class: Recent-vintage Class A and B assets finance at the top of the leverage range. Older Class C properties face trimmed LTVs, larger replacement reserves, and repair escrows that push the effective equity requirement up even when the headline LTV looks generous.

The direct answer to the question buyers actually search: yes, 20-30% down is the typical range for a commercial multifamily loan through a bank, and in practice most agency deals in 2026 land there too, even though the agency programs technically permit 80% LTV. The gap between the program maximum and your actual equity check is almost always the DSCR constraint.

How DSCR Sizing Determines Your Real Down Payment

At 2026 interest rates, the debt service coverage ratio, not the LTV cap, is the binding constraint on most income-property loans. Lenders size these loans with a simple sequence: take the property's net operating income, divide by the required DSCR (typically 1.20-1.30x) to get the maximum annual debt service, then convert that payment into a maximum loan amount at today's rate and amortization. The DSCR-sized loan is compared against the LTV cap, and the lower of the two governs.

Run the numbers on a $1 million multifamily property at a 6% cap rate ($60,000 NOI):

• Maximum annual debt service at a 1.25x DSCR: $60,000 divided by 1.25 = $48,000 per year ($4,000 per month)
• Maximum loan at a 6% rate on a 30 year amortization (roughly $6.00 per month per $1,000 borrowed): approximately $665,000
• Effective LTV: 66-67%, even though the program allows 80%
• Required down payment: roughly $335,000, not the $200,000 the LTV cap implies

Flip the test around and the problem is obvious. An $800,000 loan (80% LTV) at the same rate and amortization requires about $57,500 in annual debt service, which produces a DSCR of roughly 1.04x on $60,000 of NOI. No agency or bank lender will close that loan.

Several levers move the DSCR-sized loan in your favor:

• Higher cap rate: the same math at a 7% cap rate supports roughly 78% LTV, which is why full-leverage deals pencil in secondary markets but rarely in coastal gateway markets
• Longer amortization: HUD-insured multifamily loans amortize over 35-40 years, lowering the payment and raising the supportable loan amount
• Lower required DSCR: affordable housing transactions can qualify at 1.20x with the agencies
• NOI improvement: every $1,000 of documented NOI supports roughly $11,000 of additional loan proceeds at current rates, which is why cleaning up expenses and pushing rents to market before you apply directly reduces your down payment

The takeaway: size your equity budget from the property's NOI first and treat published maximum LTVs as a ceiling, not a promise. When we quote multifamily deals at CLS CRE, the DSCR sizing runs before anything else, because that is the number that actually determines your check at closing. Our DSCR calculator lets you run this test on your own deal in under a minute.

Real Dollar Examples: $1 Million Commercial Property

Here is what your out-of-pocket investment looks like on a $1 million commercial property across different financing scenarios:

• SBA 504 (owner-occupied): $100,000 down payment + approximately $15,000 in closing costs = $115,000 total cash needed
• Conventional Bank (owner-occupied): $250,000 down + approximately $20,000 closing costs = $270,000 total cash needed
• Conventional Bank (investment): $300,000 down + approximately $20,000 closing costs = $320,000 total cash needed
• Agency Multifamily (Fannie Mae/Freddie Mac): $200,000 down at the full 80% LTV + approximately $20,000 closing costs = $220,000 total cash needed, though DSCR sizing at 2026 rates frequently pushes the real figure to $300,000-$340,000 on low cap rate deals
• Bridge Loan (value-add): $200,000 down + approximately $25,000 closing costs = $225,000 total cash needed
• DSCR Loan (investment): $250,000 down + approximately $18,000 closing costs = $268,000 total cash needed

The difference between the lowest and highest down payment scenario is $205,000, more than enough to fund a significant renovation, cover operating reserves, or make a down payment on a second property.

How to Reduce Your Down Payment

Several strategies can help you minimize the equity required for your commercial property purchase:

Use SBA financing. If you qualify as an owner-occupant, the SBA 504 and 7(a) programs cut your down payment roughly in half compared to conventional financing. This is the single most impactful strategy available.

Negotiate seller financing. Some sellers will carry back a second mortgage for 10-20% of the purchase price, effectively reducing your cash equity. This is most common in off-market transactions and with motivated sellers.

Bring in equity partners. Joint venture partners, silent investors, or syndication can provide the equity you need while allowing you to control the deal with less personal capital.

Cross-collateralize. If you own other commercial properties with significant equity, some lenders will use that equity as additional collateral, allowing higher leverage on the new acquisition.

Improve the deal metrics. A property with 1.40x DSCR and a strong rent roll will qualify for higher leverage than one at 1.15x DSCR. Sometimes spending time improving the property's income before refinancing or purchasing yields a lower equity requirement than rushing to close.

Beyond the Down Payment: Total Cash Needed

Your down payment is not the only cash you will need at closing. Budget for these additional costs:

• Closing costs: 1.5-3% of loan amount (appraisal, environmental, legal, title, lender fees)
• Reserves: Most lenders require 6-12 months of debt service in liquid reserves post-closing
• Working capital: If the property needs immediate repairs, tenant improvements, or leasing costs, budget accordingly
• Rate lock deposits: Some lenders require a deposit (typically 0.5-1% of loan amount) to lock your interest rate

A good rule of thumb: budget 130-140% of your down payment as total cash needed for the transaction. On a deal requiring $250,000 down, plan for $325,000-$350,000 in total capital.

Get a Custom Down Payment Estimate

Every deal is different, and the optimal financing structure depends on your specific situation: property type, occupancy plan, financial strength, and investment goals.

Down Payment Myths in Commercial Real Estate

Several common misconceptions cause buyers to either overestimate or underestimate their equity requirements:

Myth: You always need 25% down. While 25% is a common benchmark for conventional financing, SBA programs require as little as 10%, and creative structures (seller financing, equity partners, cross-collateralization) can reduce your cash outlay further.

Myth: The down payment is your only cost. Closing costs, reserves, and immediate capital needs can add 30-40% to your down payment amount. Budget for the full picture, not just the equity check.

Myth: Higher down payment always means a better deal. While more equity reduces your rate and monthly payment, it also reduces your cash-on-cash return and ties up capital that could be deployed elsewhere. The optimal down payment balances debt service comfort with capital efficiency.

Myth: Down payment requirements are non-negotiable. Lenders have guidelines, but experienced brokers negotiate within those guidelines regularly. Presenting a stronger overall package (better credit, more experience, stronger cash flow) often allows you to achieve higher leverage than the lender's standard terms.

At CLS CRE, Trevor Damyan analyzes each deal across multiple loan programs to identify the structure that minimizes your equity while maximizing returns. Whether you are buying your first commercial property or adding to a portfolio, contact us for a no-obligation assessment of your down payment options.

Trevor Damyan

Commercial Mortgage Broker, CLS CRE | CA DRE 02244836

Trevor Damyan is a commercial mortgage broker at Commercial Lending Solutions with a background in structured finance at CBRE and Marcus and Millichap Capital Corporation. He specializes in bridge loans, construction financing, SBA programs, DSCR loans, and complex capital structures for investors and developers across all 50 states.

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