Medical Office Bridge LoansClose in 21 – 45 days · 9.25% – 12% Fixed, Interest-Only
PeerSense structures medical office bridge financing from $5M to $100M — MOB acquisitions ahead of stabilization, re-tenanting toward health-system credit, ambulatory and clinical conversions, and practice real estate closing ahead of an SBA 504 take-out. Medical office is the office subtype permanent lenders still want, which keeps bridge pricing tighter and exits deeper than commodity office.
On-campus and hospital-adjacent MOB · multi-tenant physician buildings · ambulatory conversion · health-system re-tenanting · owner-occupied practice real estate.
Last updated: ·By Ed Freeman, Capital Advisor. PeerSense
Eligible collateral is commercial & investment real estate only. The following do not qualify under any PeerSense program, regardless of equity or credit: owner-occupied primary residences, second homes, and single-family homes you live in (or plan to vacate at closing); and properties in active foreclosure. Pre-foreclosure is considered case-by-case. If it's a home you live in, a residential mortgage broker is the right starting point.
What are typical medical office bridge loan rates in 2026?
PeerSense places medical office bridge at roughly 9.25%–12% interest-only in July 2026, 12–36 month terms, 65%–75% LTV on as-is value or up to 75% of cost on re-tenanting and conversion plans with draw-funded capex. Health-system-anchored buildings with long weighted-average lease terms price at the tight end; vacant or conversion-stage buildings at the wide end. Stabilized MOB exits into CMBS conduit or life-company permanent debt, and majority owner-occupied practice buildings exit into SBA 504 — PeerSense pre-maps the take-out at bridge close.
Published by PeerSense Capital Advisory · Written by Ed Freeman, Founder. Updated May 2026.
Medical Office Bridge Loan Underwriting Matrix: Terms by Deal Type
Bridge lenders underwrite medical office deals very differently based on the transition being bridged: acquisition vs. refinance vs. lease-up vs. value-add vs. cash-out. Pick your deal type below for typical LTV, DSCR, term, and rate.
| Property Type | Max LTV | Min DSCR | Term | Amortization | Rate Range | Recourse |
|---|---|---|---|---|---|---|
| Health-System-Anchored MOB (Stabilized) | 70–75% | 1.20x trailing | 12–24 mo | Interest-Only | 9.25% – 10.25% | Non-recourse ($10M+) |
| On-Campus / Hospital-Adjacent Acquisition | 70–75% | 1.15x stabilized | 18–36 mo | Interest-Only | 9.5% – 10.5% | Non-recourse w/ carve-outs |
| Multi-Tenant Physician Building Re-Tenanting | 70–75% LTC | 1.20x stabilized | 18–36 mo | Interest-Only | 9.75% – 11% | Leasing-milestone triggers |
| Ambulatory / Clinical Conversion | 65–75% LTC | 1.20x stabilized | 24–36 mo | Interest-Only | 10% – 11.5% | Completion guarantee |
| Ambulatory Surgery Center Building | 65–70% | 1.25x stabilized | 18–36 mo | Interest-Only | 9.75% – 11% | Partial recourse |
| Owner-Occupied Practice (SBA 504 Exit) | 70–75% | 1.20x trailing | 12–24 mo | Interest-Only | 9.75% – 11% | Full recourse (SBA exit) |
| Off-Campus w/ Rollover Exposure | 60–70% | 1.25x stabilized | 18–36 mo | Interest-Only | 10.5% – 12% | Partial / full |
| Cash-Out Refi (Stabilized MOB) | 60–70% | 1.25x trailing | 12–24 mo | Interest-Only | 9.5% – 10.75% | Non-recourse |
Health-System-Anchored MOB (Stabilized)9.25% – 10.25% · 70–75% LTV
- Max LTV
- 70–75%
- Min DSCR
- 1.20x trailing
- Term
- 12–24 mo
- Amortization
- Interest-Only
- Rate Range
- 9.25% – 10.25%
- Recourse
- Non-recourse ($10M+)
On-Campus / Hospital-Adjacent Acquisition9.5% – 10.5% · 70–75% LTV
- Max LTV
- 70–75%
- Min DSCR
- 1.15x stabilized
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 9.5% – 10.5%
- Recourse
- Non-recourse w/ carve-outs
Multi-Tenant Physician Building Re-Tenanting9.75% – 11% · 70–75% LTC LTV
- Max LTV
- 70–75% LTC
- Min DSCR
- 1.20x stabilized
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 9.75% – 11%
- Recourse
- Leasing-milestone triggers
Ambulatory / Clinical Conversion10% – 11.5% · 65–75% LTC LTV
- Max LTV
- 65–75% LTC
- Min DSCR
- 1.20x stabilized
- Term
- 24–36 mo
- Amortization
- Interest-Only
- Rate Range
- 10% – 11.5%
- Recourse
- Completion guarantee
Ambulatory Surgery Center Building9.75% – 11% · 65–70% LTV
- Max LTV
- 65–70%
- Min DSCR
- 1.25x stabilized
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 9.75% – 11%
- Recourse
- Partial recourse
Owner-Occupied Practice (SBA 504 Exit)9.75% – 11% · 70–75% LTV
- Max LTV
- 70–75%
- Min DSCR
- 1.20x trailing
- Term
- 12–24 mo
- Amortization
- Interest-Only
- Rate Range
- 9.75% – 11%
- Recourse
- Full recourse (SBA exit)
Off-Campus w/ Rollover Exposure10.5% – 12% · 60–70% LTV
- Max LTV
- 60–70%
- Min DSCR
- 1.25x stabilized
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 10.5% – 12%
- Recourse
- Partial / full
Cash-Out Refi (Stabilized MOB)9.5% – 10.75% · 60–70% LTV
- Max LTV
- 60–70%
- Min DSCR
- 1.25x trailing
- Term
- 12–24 mo
- Amortization
- Interest-Only
- Rate Range
- 9.5% – 10.75%
- Recourse
- Non-recourse
Indicative only, as of May 2026. Not a quote, commitment or offer of credit. Final pricing, leverage and terms are determined by the lender at underwriting, after full transaction materials are reviewed. PeerSense does not lend and does not set pricing. What these terms mean.
Indicative ranges as of May 2026. Individual deal pricing depends on LTV, DSCR, property type, tenant credit, sponsor track record, and market spreads at the time of rate lock. Contact PeerSense for a deal-specific indication.
Indicative only, as of July 21, 2026. Not a quote, commitment or offer of credit. Final pricing, leverage and terms are determined by the lender at underwriting, after full transaction materials are reviewed. PeerSense does not lend and does not set pricing. What these terms mean.
Why Medical Office Is the Office Bridge Lenders Still Quote
The office pullback did not treat all office equally. Healthcare tenancy is anchored by built-out clinical space — exam-room plumbing, imaging shielding, licensed and credentialed locations — that makes relocation genuinely expensive, so renewal behavior is structurally stronger than commodity office. Demand is demographic (an aging population consuming more outpatient care) rather than tied to office-attendance cycles. And the permanent-debt exit market stayed open: CMBS conduits, life companies, and healthcare-focused lenders actively quote stabilized MOB while avoiding generic office. Tighter exits mean tighter bridge pricing — and a cleaner take-out story at close.
Tenancy Stickiness Is Underwritable
MOB underwriting leans on weighted-average lease term, tenant credit (health system vs independent physician group), and the cost a tenant would bear to relocate clinical build-out. A building with health-system credit on long leases underwrites closer to net-lease credit paper than to office. Bridge lenders advance more, and price tighter, when the rent roll shows clinical anchoring rather than administrative office use.
The Ambulatory Shift Feeds the Conversion Pipeline
Care keeps migrating from inpatient campuses to outpatient settings — ambulatory surgery, imaging, infusion, urgent care. That migration creates the classic MOB bridge plan: acquire a well-located vacated office or retail box, fund clinical conversion capex through draws, deliver to a health-system or specialty-group lease, and exit to permanent debt at the stabilized clinical basis.
On-Campus vs Off-Campus Is a Pricing Line
On-campus and hospital-adjacent MOB carries the deepest permanent-debt appetite because referral patterns anchor the tenancy. Off-campus buildings can finance well, but underwriting shifts to lease term, tenant credit, and submarket re-leasing depth. PeerSense positions the file accordingly — campus-anchored deals compete on price; off-campus deals compete on structure and reserves.
Three Distinct Exits, Pre-Mapped at Close
Stabilized multi-tenant MOB exits to CMBS or life-company permanent debt. Single-tenant health-system buildings can access credit-tenant-lease style executions. Majority owner-occupied practice buildings exit to SBA 504 at long amortization with a fixed CDC-portion rate. The right bridge structure depends on which exit the plan is actually underwriting toward, so we pre-vet the take-out before the bridge closes.
Medical Office Bridge Deal Types We Structure
Health-System Re-Tenanting
You're acquiring a multi-tenant physician building with near-term rollover. Thesis: consolidate suites, fund TI packages, and re-tenant toward health-system credit leases. Bridge funds acquisition plus leasing capex over 18–36 months; exit to CMBS or life-co at the stabilized rent roll.
Ambulatory / Clinical Conversion
You're converting a vacated office or retail box in a strong outpatient submarket to ambulatory use — surgery, imaging, infusion, or multi-specialty clinic. Bridge funds acquisition plus conversion capex through draws, with the exit underwritten to the stabilized clinical basis.
On-Campus MOB Acquisition
You're acquiring an on-campus or hospital-adjacent MOB where the seller's timeline beats any permanent lender's process. Bridge closes in 21–45 days at 70–75% LTV; you season the rent roll, then refinance into conduit or life-company permanent debt.
Practice Real Estate Ahead of SBA 504
Your physician, dental, or veterinary group needs to close on its own building — a landlord sale, partner buyout, or expansion. Bridge closes in weeks; the practice then refinances into SBA 504 long-amortization permanent debt. We pre-screen 504 eligibility (51%+ owner occupancy) at bridge close.
ASC Building Recapitalization
You own an ambulatory surgery center building with physician-partner turnover or an expiring loan. Bridge recapitalizes the building, funds any suite reconfiguration, and carries the asset while the partnership and lease structure are reset for a permanent-debt exit.
Medical Office Bridge Loans: Frequently Asked Questions
What are typical medical office bridge loan rates in 2026?+
Medical office bridge loans price roughly 9.25%–12% interest-only in July 2026, indexed to Term SOFR plus a spread that reflects tenancy quality. Health-system-anchored MOB with long weighted-average lease terms prices at the tight end; multi-tenant physician buildings in re-tenanting price at the middle; vacant or conversion-stage buildings price at the wide end. MOB trades inside generic office bridge because healthcare tenancy is stickier and the permanent-debt exit market is deeper.
What LTV can I get on a medical office bridge loan?+
Medical office bridge LTV typically caps at 65%–75% of as-is value on stabilized or near-stabilized buildings, and 70%–75% of cost on re-tenanting or conversion plans with draw-funded capex and leasing reserves. Health-system credit tenancy, longer remaining lease term, and on-campus locations support the top of the band.
Why does medical office bridge price tighter than general office bridge?+
Healthcare tenants are stickier (clinical build-out makes relocation expensive), demand is demographic rather than cyclical, and the exit market is deeper — CMBS conduits, life companies, and healthcare-focused permanent lenders actively quote stabilized MOB while many have pulled back from commodity office.
Can bridge fund a medical office re-tenanting or conversion?+
Yes — that is the core MOB bridge use case: converting vacated office to ambulatory or clinical use, re-tenanting toward health-system credit, or funding TI packages for specialty practices. Bridge funds acquisition plus capex through draws, carries lease-up, and exits into permanent debt at stabilization.
What is the standard exit for a medical office bridge loan?+
Stabilized multi-tenant MOB exits into CMBS conduit or life-company permanent debt; single-tenant health-system buildings can access credit-tenant-lease style executions; majority owner-occupied practice buildings exit into SBA 504. PeerSense maps the exit at bridge close so the take-out is pre-vetted.
Does an on-campus location matter for underwriting?+
Yes, materially. On-campus and hospital-adjacent MOB commands stronger permanent-debt appetite, tighter bridge pricing, and higher advance rates. Off-campus buildings can still finance well when anchored by a health system or dominant specialty group, but underwriting leans harder on lease term, tenant credit, and re-leasing depth.
Is medical office bridge non-recourse?+
Non-recourse with standard bad-boy carve-outs is available at roughly $10M+ for experienced sponsors on stabilized or lightly transitional MOB. Re-tenanting and conversion plans typically carry completion guarantees and leasing-milestone triggers that burn off as the plan is executed.
Can a physician group use bridge to buy its own building before an SBA 504 loan?+
Yes. Bridge closes in weeks when a practice must move fast on its building, then the practice refinances into SBA 504 permanent debt once the 504 approval completes. The building must be majority owner-occupied for the 504 exit, and PeerSense pre-screens eligibility at bridge close.
Deals We Structure
Representative deal profiles showing our typical financing structures and terms.
$12M Hilton-Flag Hotel, Charlotte, NC
6.75% fixed | 65% LTV | 52-day close
$8M Value-Add Multifamily, Tampa, FL
SOFR +395 | 75% LTC | 14-day close
$6.5M Mixed-Use Development, Austin, TX
80% LTC | Interest-only | 18-mo term
$2.8M QSR Franchise (3 Units) Indianapolis, IN
Prime +2.75% | 25-yr term | 10% down
$3.2M/mo Manufacturing AR, Cleveland, OH
1.5% factor fee | 90% advance | 48-hr funding
$1.8M 6-Unit Rental Portfolio, Phoenix, AZ
7.25% | 75% LTV | No income docs | 1.25x DSCR
Indicative only, as of July 21, 2026. Not a quote, commitment or offer of credit. Final pricing, leverage and terms are determined by the lender at underwriting, after full transaction materials are reviewed. PeerSense does not lend and does not set pricing. What these terms mean.
Tell Us About Your Medical Office Bridge Deal
Property address, purchase price (or payoff for refi), current NOI or pro-forma stabilized NOI, requested loan amount, and exit strategy. Rate indication within 48 hours.
Medical Office Bridge Loan: Response within 24–48 hours. No obligation.
Ready to Close Your Medical Office Bridge Deal in 21 – 45 days?
Send us the property address, purchase price (or payoff), stabilized NOI, and exit strategy. We'll return a rate indication and lender shortlist within 48 hours.
Fee at closing only · Complimentary initial consultation
Published by PeerSense Capital Advisory · Written by Ed Freeman, Founder. Updated May 2026.
Disclaimer: Medical Office bridge loan rates, terms, and availability are subject to change based on property condition, sponsor qualifications, exit strategy, market conditions, and lender-specific credit policies. Rate ranges quoted reflect approximate May 2026 private credit and debt fund pricing and may not reflect current market conditions at the time of reading. PeerSense is a capital advisory firm, not a lender. We do not originate, fund, or service loans. All financing is provided by third-party lenders subject to their own underwriting criteria and approval processes. Borrowers should consult qualified financial and legal professionals before making any financing decisions.