Lender type
Conventional bank loans, matched to your deal
A conventional bank loan is commercial real estate debt held on the balance sheet of a bank or credit union rather than sold or securitized. It is usually recourse, often shorter in fixed-rate term than agency or life company debt, and priced with the whole relationship in view: deposits, the borrower's other business, and the bank's own appetite for the asset type that quarter. Banks differ from each other more than any other lender group, which is why the same file is worth putting in front of several at once.
- 5,000+loan programs screened
- 5–8matches on a typical deal
- $0 upfrontto submit and compare offers
- 0.50–1.00%broker fee, paid only at closing
Who is a conventional bank loan actually for?
Owners of stabilized or lightly transitional property who want a lender that will hold the loan, service it in-house and know the deal: a local investor refinancing a small commercial building, a business owner buying the property it operates from, a developer whose bank has followed several projects. Where the deal needs high leverage or a long fixed rate, an agency, securitized or life company execution may fit better, and banks themselves will often say so.
What do banks disagree about?
Almost everything, because each one lends its own money under its own policy. Banks take different views on recourse and how much of it burns off, on how long a fixed rate they will offer and what index the reset follows, on which asset types they are open to in a given quarter, on deposits and whether they are required, and on how a global cash-flow analysis of the guarantor weighs against the property. A community bank and a regional bank can read the same file and reach opposite decisions, on the same day.
What should be ready before a bank file goes out?
The operating statements and rent roll, the guarantor's financial statement and a summary of other real estate owned, the entity documents, a clear statement of the deposit relationship the borrower can bring, and the term the borrower actually wants. Files that arrive with the guarantor's global picture already assembled get taken seriously faster, because that analysis is the first thing a bank credit officer builds.
How does getting matched actually work?
You describe the deal once — about five minutes — and it is screened against 5,000+ loan programs. Most deals return 5–8 matches, and the median first offer arrives in under an hour. There is $0 upfront; the fee is 0.50–1.00%, paid only at closing.
YieldStack is a commercial mortgage brokerage, not a lender. The rate, the leverage and the credit decision belong to the lenders competing for your deal; our job is making sure the right ones see it at the same time, so the terms you compare are real competition rather than one desk’s appetite.
What do lenders actually look at?
Every program weighs these in its own way — which is the argument for several quoting at once.
- The property's cash flow and the guarantor's global cash flow together
- Recourse, and what the bank will accept in burn-off or limitation
- The deposit and treasury relationship the borrower can bring
- Whether the asset type is inside the bank's current appetite
- The fixed-rate term and reset structure the borrower needs
Frequently Asked Questions
What makes a loan conventional?
The bank keeps it. It is not guaranteed by a government agency, not sold into a securitization, and not made under a program with outside rules. The bank's own credit policy is the whole rulebook.
Do bank loans require recourse?
Usually, though the form varies: full recourse, recourse that burns off as the property performs, or limited recourse for strong borrowers on stabilized assets. It is a negotiation, and banks differ on where they start.
How long a fixed rate can a bank offer?
It depends on the bank's own funding. Many offer a fixed period with a reset, some offer longer fixed terms through a swap, and a few will not fix at all. The file should say what term the deal needs.
Do I have to move my deposits?
Often it helps and sometimes it is required. Banks price the whole relationship, and a borrower who brings operating accounts is a different credit to them than one who does not.
Is a credit union different from a bank?
In ownership and sometimes in appetite, not in the shape of the loan. Credit unions lend from their own balance sheet on similar terms and are often competitive on smaller commercial property.
When is a bank the wrong lender?
When the deal needs leverage or a fixed-rate term the bank cannot offer, when the asset type is outside its policy, or when the borrower cannot or will not give recourse. Those deals belong with a different lender group.
Is YieldStack a lender?
No. YieldStack is a commercial mortgage brokerage, not a lender. Every term sheet comes from a lender in the network and is subject to that lender's underwriting.
Does it cost anything to see terms?
No. It costs $0 upfront to submit a deal and review offers; YieldStack's broker fee is 0.50–1.00% of the loan amount and is paid only at closing.
Is financing guaranteed?
No. Every credit decision is made by the lender; YieldStack arranges the introductions and negotiates on the borrower's side, and no loan, rate, or closing is guaranteed.
Next step
One deal.Several lenders.
YieldStack is a commercial mortgage brokerage, not a lender.