Property type
Medical office loans, matched to your deal
A medical office loan finances a building leased to physicians, clinics, outpatient providers or a hospital system, whether it sits on a hospital campus or in a retail-style location. Lenders read it as office with a healthcare tenant base: the credit of the tenants, the cost of the specialized build-outs, and the length of the leases matter more than the floor plate. Programs weigh those factors differently, which is why the same medical office 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 medical office loan actually for?
Owners buying or refinancing a building whose tenants practice medicine: a multi-tenant medical office on or near a hospital campus, a single-tenant clinic leased to a health system, or a converted retail box now occupied by outpatient services. A practice buying the building it occupies is an owner-occupied loan instead, and a general office building with one dentist in it is simply office.
What do medical office lenders disagree about?
Tenant credit and specialization. Programs take different views on how much a health-system lease is worth compared with an independent practice, how to value build-outs that only a medical tenant can use, whether campus proximity is a premium or a dependency, and what happens to the space if a large tenant consolidates. Some lenders treat medical office as core, low-turnover office; others price it as a specialty and want the exit spelled out.
What should be ready before a medical office file goes out?
The rent roll with each tenant's practice type and lease term, the tenant credit where a system or group is on the lease, a summary of the build-outs and who paid for them, the operating statements, and any campus or affiliation agreements that shape the tenancy. Files that arrive with the lease expirations and renewal options laid out together get taken seriously faster, because rollover is the first thing a medical office desk maps.
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 credit and mix of the medical tenants on the rent roll
- Lease terms and the rollover schedule
- The reusability of the build-outs if a tenant leaves
- Proximity to a hospital or health system and what that dependency means
- The sponsor's experience owning healthcare-tenanted property
Frequently Asked Questions
Is medical office financed like regular office?
Through many of the same programs, but with the tenants weighed more heavily. The specialized improvements and the healthcare tenant base give lenders a different view of stability and of what happens at rollover.
Does a hospital-system tenant change the loan?
Usually for the better. A system lease reads as credit, and some programs will size against it more generously than they would against a group of independent practices.
What if the building is off a hospital campus?
That is common now, and lenders have adjusted. Retail-style outpatient locations are financed on their own merits, with the tenant mix and lease terms carrying the file rather than campus adjacency.
Can a medical practice finance the building it uses?
Yes, as an owner-occupied loan underwritten on the practice's cash flow rather than on leases to third parties. That is a different program family and is described on its own page.
How do lenders treat specialized build-outs?
Cautiously. Imaging suites, surgical build-outs and plumbing-heavy space cost a lot and only suit medical tenants, so lenders ask who paid for them and how reusable they are before crediting them in value.
Can I finance an acquisition and a renovation together?
Yes, where a bridge or value-add program is the right fit. A conversion of general office or retail into medical use is usually financed that way until the new leases are in place.
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.