Today's Bridge Loan Rates, July 2026

As of July 1, 2026, commercial bridge loan rates are 9.00–14.00% all-in. By property type: multifamily bridge 9.00–10.50%, industrial bridge 9.00–10.75%, self-storage bridge 9.25–11.00%, retail bridge 9.50–12.00%, hotel bridge 9.75–13.00%, office bridge 10.50–14.00%. Base index 1-mo SOFR (3.68% July 2026) + 470-970 bps spread. Term 12-36 months interest-only.

Bridge rate = SOFR (or Prime) + lender spread. July 2026: 1-mo SOFR is 3.68%. Spreads range 470-970 bps based on sponsor profile, property type, leverage, and exit visibility. Best-tier multifamily bridge (strong sponsor, 65% LTV, clear refi path) at SOFR + 470 = 8.38%. Office or hotel value-add: SOFR + 700-970 = 10.68–13.38%.

1-month SOFR is 3.68% as of July 1, 2026 (Federal Reserve H.15). 3-month SOFR Term Rate is 3.66%, 6-month is 3.60%. Most bridge loans use 1-month SOFR, resetting monthly. SOFR replaced LIBOR in 2023; today essentially all new bridge originations are SOFR-based.

Yes, bridge rates (9.00–14.00%) are ~340-690 bps higher than CMBS conduit rates (5.60–7.10%) because bridge is short-term (12-36 mo), interest-only, asset-based for transitional assets. CMBS is 10-yr fixed for stabilized cash-flowing properties. The trade-off: bridge funds value-add or pre-stabilized deals that CMBS won't touch.

Yes, almost all commercial bridge loans are interest-only for the full 12-36 month term, with a balloon payment of full principal at maturity. This maximizes free cash flow during the value-add period. A handful of balance sheet originators offer amortizing bridge for higher leverage stabilized assets at slightly tighter pricing.

July 2026 bridge loan LTV caps: stabilized multifamily 75% LTV / 80% LTC, value-add multifamily 70% LTV / 80% LTC, hotel bridge 65-70% LTV, office bridge 60-65% LTV (CRE distress concerns), retail bridge 65-70% LTV. Higher leverage achievable with mezzanine subordinate to bridge senior, total stack up to 85% LTV.

Typical bridge fees July 2026: 1.0-2.0 points origination at close + 0.5-1.0 point exit fee at refi/payoff. Some lenders waive exit if borrower refinances with same shop. Plus standard third-party costs (appraisal $5-15K, environmental $3-8K, legal $25-75K depending on size). All-in bridge cost is rate + ~2-3 points/year of carry.

Yes, materially. The Fed cut rates since spring 2026, pulling 1-mo SOFR down from ~4.32% to 3.68%, a drop of over 60 bps. All-in bridge pricing has come down accordingly since Q1. Best-tier multifamily bridge that priced at SOFR + 470 = ~9.02% in March now prices at ~8.38% on the same spread. Lender spreads have held relatively steady; the base rate decline is the driver.

Yes, but with strict underwriting. July 2026 office bridge rates are 10.50–14.00%, LTV capped 60-65%, with strong tenant rollover analysis required. Class A office in primary CBD with credit tenants and clear post-renovation pre-leasing plan can finance. Class B/C suburban office is essentially uneconomic, most office bridge today is for life-sciences conversion or CBD-to-mixed-use repositioning.

There is no useful public top list: the bridge market splits into four archetypes (institutional debt funds, non bank balance sheet platforms, hospitality specialty bridge, and small balance bridge), and each lender's appetite shifts quarterly with portfolio composition and payoff activity. PeerSense is an independent capital advisor that matches each deal profile to the bridge lender actively buying that asset class right now, across 30+ active bridge relationships.