Office Bridge Loans: Close in 30 – 60 days · 9% – 13% Fixed, Interest-Only
PeerSense structures office bridge financing from $5M to $100M — Class B/C repositioning, medical office acquisition, office-to-residential conversion, and distressed CMBS maturity rescue. Every deal is stress-tested against exit cap rates 100–200 bps wider than today's marks before sizing, so the permanent refinance lands.
Class B repositioning · medical office · life-science convertible · office-to-residential conversion · CMBS maturity rescue · credit-tenant Class A.
Last updated: ·By Ed Freeman, Capital Advisor — PeerSense
What are typical office bridge loan rates in 2026?
Office bridge loans price 9%–13% interest-only in April 2026 — the second-highest bridge category after hotel, reflecting the post-COVID structural vacancy overhang. Medical office: 8.5%–10%. Class A CBD with institutional tenants: 9%–10.5%. Class B repositioning: 10.5%–12%. Office-to-residential conversions: 11.5%–13%+. Max LTV 50%–65%, stress-tested against exit cap rates 100–200 bps wider than current.
Published by PeerSense Capital Advisory · Written by Ed Freeman, Founder. Updated April 2026.
Office Bridge Loan Underwriting Matrix — Terms by Deal Type
Bridge lenders underwrite 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 |
|---|---|---|---|---|---|---|
| Class A CBD Credit-Tenant Office | 60–65% | 1.25x trailing | 18–36 mo | Interest-Only | 9.0% – 10.5% | Non-recourse ($25M+) |
| Medical Office (On-Campus) | 65–70% | 1.25x trailing | 18–36 mo | Interest-Only | 8.5% – 10.0% | Partial / burn-off |
| Medical Office (Off-Campus) | 60–65% | 1.25x trailing | 18–36 mo | Interest-Only | 9.0% – 10.5% | Partial |
| Class B Repositioning | 55–60% | 1.15x stabilized | 24–36 mo | Interest-Only | 10.5% – 12.0% | Full / burn-off |
| Life-Sciences Convertible Office | 60–65% LTC | 1.20x stabilized | 24–36 mo | Interest-Only | 10.0% – 12.0% | Completion guarantee |
| Office-to-Residential Conversion | 65–70% LTC | 1.15x stabilized | 24–36 mo | Interest-Only | 11.5% – 13.0% | Completion guarantee |
| CMBS Maturity Rescue (DPO) | 50–60% of par | 1.10x stabilized | 18–36 mo | Interest-Only | 10.5% – 12.5% | Partial |
| Suburban Class B Stabilized | 55–60% | 1.25x trailing | 18–36 mo | Interest-Only | 10.0% – 11.5% | Partial / full |
Class A CBD Credit-Tenant Office9.0% – 10.5% · 60–65% LTV
- Max LTV
- 60–65%
- Min DSCR
- 1.25x trailing
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 9.0% – 10.5%
- Recourse
- Non-recourse ($25M+)
Medical Office (On-Campus)8.5% – 10.0% · 65–70% LTV
- Max LTV
- 65–70%
- Min DSCR
- 1.25x trailing
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 8.5% – 10.0%
- Recourse
- Partial / burn-off
Medical Office (Off-Campus)9.0% – 10.5% · 60–65% LTV
- Max LTV
- 60–65%
- Min DSCR
- 1.25x trailing
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 9.0% – 10.5%
- Recourse
- Partial
Class B Repositioning10.5% – 12.0% · 55–60% LTV
- Max LTV
- 55–60%
- Min DSCR
- 1.15x stabilized
- Term
- 24–36 mo
- Amortization
- Interest-Only
- Rate Range
- 10.5% – 12.0%
- Recourse
- Full / burn-off
Life-Sciences Convertible Office10.0% – 12.0% · 60–65% LTC LTV
- Max LTV
- 60–65% LTC
- Min DSCR
- 1.20x stabilized
- Term
- 24–36 mo
- Amortization
- Interest-Only
- Rate Range
- 10.0% – 12.0%
- Recourse
- Completion guarantee
Office-to-Residential Conversion11.5% – 13.0% · 65–70% LTC LTV
- Max LTV
- 65–70% LTC
- Min DSCR
- 1.15x stabilized
- Term
- 24–36 mo
- Amortization
- Interest-Only
- Rate Range
- 11.5% – 13.0%
- Recourse
- Completion guarantee
CMBS Maturity Rescue (DPO)10.5% – 12.5% · 50–60% of par LTV
- Max LTV
- 50–60% of par
- Min DSCR
- 1.10x stabilized
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 10.5% – 12.5%
- Recourse
- Partial
Suburban Class B Stabilized10.0% – 11.5% · 55–60% LTV
- Max LTV
- 55–60%
- Min DSCR
- 1.25x trailing
- Term
- 18–36 mo
- Amortization
- Interest-Only
- Rate Range
- 10.0% – 11.5%
- Recourse
- Partial / full
Indicative ranges as of April 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.
Why Office Bridge Is the Most Underwritten Category in 2026
Office bridge is the most scrutinized, most stress-tested, most LTV-constrained bridge category in all of commercial real estate right now. Post-COVID structural vacancy (major metros running 18–25% availability vs. 10–12% historical) means every bridge lender stress-tests exit cap rates 100–200 bps wider than today's marks before they'll size the loan. But capital is still available — selectively — for Class A CBD credit-tenant office, medical office, life-science-convertible office, and office-to-residential conversion. The sponsor bar is high, the LTV is low, and the exit plan has to be bulletproof.
Exit Cap Rates Are Stress-Tested +100–200 bps
Before sizing the loan, institutional office bridge lenders model exit cap rates 100–200 bps wider than today's marks. If current comps trade at 7.5% cap, the lender sizes against a 9.0–9.5% exit cap. That stress test is what's keeping LTVs at 50%–65% even on Class A deals that historically hit 70%–75%.
Medical Office Is the Outlier
On-campus and affiliated medical office (MOB) is the one office sub-category still pricing similar to pre-COVID levels — tight credit tenants (health systems, specialty groups), 10-year+ NNN leases, sticky occupancy, and deep specialty lender appetite. MOB bridge prices 75–150 bps tighter than generic office.
Office-to-Residential Conversion Is the Hottest Play
NYC, SF, DC, Chicago, LA, Boston have passed or are passing zoning overlays and tax incentives for office-to-residential conversion. Bridge funds acquisition + $100–$400/SF conversion capex; post-conversion multifamily refinances into Fannie DUS or Freddie Optigo at 5.75%–6.50%. The equity return profile is outstanding if the building's column spacing, floor plates, and plumbing stacks are convertible.
CMBS Maturity Wall = Forced Bridge Demand
Hundreds of billions of office CMBS originated 2014–2017 hit balloon maturity through 2027 and cannot refinance at current rates + current values. Bridge pays off the maturing CMBS (often at a discounted payoff negotiated with the special servicer), funds TI/LC capex, and gives 24–36 months to re-tenant and stabilize. The discount capture + equity reset is the single largest office value creation opportunity in this cycle.
Office Bridge Deal Types We Structure
Class B Repositioning (Amenity Upgrade)
You're acquiring a 1970s–1990s Class B suburban or CBD office tower with 20–40% vacancy. The thesis: $30–$80/SF capex for modern amenities (fitness, conferencing, food hall, updated lobby), aggressive leasing program, and 18–24 months to stabilize at modern-spec rents. Bridge funds acquisition + capex reserve; CMBS or life-co refinance at stabilization.
Office-to-Residential Conversion
You're acquiring a mid-century CBD office building in NYC, SF, DC, Chicago, LA, or Boston with zoning support for residential conversion. Bridge funds the acquisition + $100–$400/SF conversion capex over 18–30 months; post-conversion multifamily refinances into Fannie DUS or Freddie Optigo at stabilized rents.
Medical Office Acquisition + Lease-Up
You're acquiring a 50,000–250,000 SF on-campus or off-campus medical office building. Bridge closes the deal; 12–24 months for TI/LC and lease-up to 90%+ occupancy with health-system and specialty practice tenants. Exit is specialty MOB lender (Kayne Anderson, Ventas, Welltower) at 6.5%–8.0%.
CMBS Maturity Rescue (Distressed Payoff)
Your office's 2014–2017 CMBS is maturing; current value is 25–40% below origination value; special servicer is offering discounted payoff at 60–80% of par. Bridge funds the DPO, pulls equity out of the discount, funds TI/LC reserves, and gives 24–36 months to re-tenant and refinance at new-market basis.
Life-Sciences Convertible Office
You're acquiring a CBD Class B office building in Boston, SF, San Diego, or Raleigh-Durham with ceiling heights (12'+), floor loads (100+ lb/SF), and HVAC capacity convertible to life-sciences lab use. Bridge funds acquisition + $150–$400/SF lab conversion capex; life-sciences tenants sign 10-yr+ NNN leases at $85–$120/SF rents; permanent debt refinances at stabilization.
Office Bridge Loans — Frequently Asked Questions
What are typical office bridge loan rates in 2026?+
Office bridge loans price 9%–13% interest-only in April 2026 — the second-highest-priced bridge category after hotel. Medical office: 8.5%–10%. Class A central-business-district office with institutional tenants: 9%–10.5%. Class B repositioning: 10.5%–12%. Class C distress and office-to-residential conversions: 11.5%–13%+. Pricing reflects the post-COVID structural vacancy overhang in many markets.
Is anyone still lending on office in 2026?+
Yes — but selectively. Private credit funds (Blackstone Mortgage, KKR Real Estate Finance, Ares) and specialty office bridge lenders continue to fund Class A office in top-tier markets, medical office, life-science-convertible office, and office-to-residential plays. Traditional banks and CMBS have largely exited new office origination except for best-in-class sponsors. The bar is: institutional sponsor, stabilized or near-stabilized tenancy, clear exit strategy.
What's the typical LTV on office bridge in 2026?+
Office bridge LTV is the lowest of any CRE asset class — 50%–65% on purchase, 50%–60% on cash-out, 65%–70% LTC on conversion or repositioning with capex. Medical office stretches to 65%–70% LTV. Lenders stress-test exit values to assume cap rates expand 100–200 bps from current marks before they'll size the loan.
Can I bridge-finance an office-to-residential conversion?+
Yes. Office-to-residential (and office-to-multifamily) conversion bridge is one of the fastest-growing bridge sub-categories in 2026 as cities (NYC, SF, DC, Chicago, LA) pass conversion incentives and zoning overlays. Bridge funds acquisition + conversion capex ($100–$400 per SF depending on depth of conversion), then refinances into Fannie/Freddie (post-conversion multifamily) or CMBS at stabilization.
What's the standard office bridge exit?+
CMBS office conduit (7.5%–9.5%) is the primary exit for stabilized office with institutional tenants on 10-year leases. Life companies selectively lend on Class A CBD office with Fortune 500 tenants (6.75%–8.25%). Office-to-residential conversions refinance into Fannie/Freddie agency debt (5.75%–6.5%) once stabilized multifamily. Medical office refinances into specialized medical-office lenders (Synovus, Kayne Anderson) at 6.5%–8.0%.
Is office bridge recourse or non-recourse?+
Office bridge is typically partial recourse through stabilization, with carve-outs for fraud, voluntary bankruptcy, environmental, and completion guarantees during conversion or repositioning. Non-recourse is available on $25M+ loans for institutional sponsors (Blackstone-level) on Class A CBD office with stabilized credit tenants. Class B/C and conversion deals typically carry full recourse.
Can I rescue a maturing CMBS office loan with bridge?+
Yes — this is one of the most important office bridge use cases right now. Hundreds of billions of office CMBS originated 2014–2017 are hitting balloon maturity through 2027 and can't refinance at current rates. Bridge pays off the maturing CMBS (sometimes at a discounted payoff negotiated with the special servicer), funds TI/LC capex to re-tenant, and gives 24–36 months to stabilize for re-underwriting. Expect 50–60% LTV of stressed value.
Does medical office bridge price differently?+
Yes. Medical office (MOB) prices 75–150 bps tighter than generic office bridge because tenant credit is stronger (health systems, specialty practices with 10-year+ triple-net leases), occupancy is sticky (tenants invest heavily in buildouts), and the specialty exit market (Kayne Anderson, Ventas, Welltower) is deep. Expect 8.5%–10% bridge rates and 65%–70% LTV on clean on-campus or credit-tenant MOB.
Deals We Fund
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
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Published by PeerSense Capital Advisory · Written by Ed Freeman, Founder. Updated April 2026.
Disclaimer: 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 April 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.