Mezzanine financing sits between senior debt and equity in the capital stack. It provides growth capital, acquisition financing, or recapitalization without diluting ownership. PeerSense connects you with mezzanine lenders who understand your deal.
Institutional capital advisory · PeerSense matches mezzanine + capital-stack deals to a curated subordinate-debt + pref-equity network · Updated May 2026
Last updated: ·By Ed Freeman, Capital Advisor — PeerSense
Mezzanine financing is subordinated debt that fills the gap between senior debt and equity in a capital stack. May 2026 all-in pricing: 11-15% (10-12% current pay + 2-3% PIK accrual) on $1M-$50M+ facilities. Common in acquisitions, recapitalizations, growth capital, and 2026 maturity-wall rescue capital where borrowers need leverage beyond what senior lenders will provide.
— PeerSense Capital Advisory · Written by Ed Freeman, Founder. Updated May 2026.
As of
| Program | Current Rate | Term |
|---|---|---|
| CRE Mezzanine (stabilized) | 11.00–13.00% | 5–10 yr |
| CRE Mezzanine (transitional) | 13.00–15.00% | 24–60 mo |
| Maturity Wall Recap Mezz | 14.00–18.00% | 3–7 yr |
| Business Acquisition Mezz | 12.00–16.00% | 5–7 yr |
| Growth / Expansion Mezz | 12.00–17.00% | 5–7 yr |
| Construction Mezzanine | 13.00–16.00% | 24–36 mo |
Indicative May 2026 pricing across our institutional mezz lender book — debt funds, BDCs, family offices, life cos. Pricing varies materially with sponsor track record, leverage attach point, exit visibility, and warrants/equity kickers.
60 seconds · No credit pull · No spam — just rate ranges
By submitting you agree to receive emails about rates from PeerSense Capital Advisory. We do not sell or share your data.
Subordinated debt that bridges the gap between senior debt and equity
Mezzanine debt is subordinated to senior debt (second lien). In a default scenario, senior lenders are paid first. This subordinated risk position is why mezzanine carries higher rates than senior debt.
Senior lenders typically cap at 65–75% LTV. If you need 85–90% total leverage, mezzanine fills the gap. This allows you to preserve equity and maintain control while still completing the transaction.
Mezzanine can be structured as debt, preferred equity, or hybrid instruments. Terms are negotiable based on deal specifics, exit strategy, and sponsor strength. Flexibility is the key advantage.
Preferred equity is an equity-like instrument used when the debt structure is maxed out or when lenders won't allow additional debt layers. It functions similarly to mezzanine but sits in the equity portion of the capital stack. Preferred equity holders receive priority distributions before common equity but after all debt is serviced.
Common applications for mezzanine financing
Complete commercial real estate or business acquisitions when senior debt won't cover the full purchase price. Mezzanine fills the gap between senior debt and your equity contribution.
Fund construction or major renovations when construction loans cap at 70–75% of total project cost. Mezzanine covers the gap to completion without diluting ownership.
Finance management buyouts, partner buyouts, or ownership transitions. Mezzanine allows buyers to acquire businesses with minimal equity while maintaining control.
Fund expansion, equipment purchases, or working capital needs without selling equity. Mezzanine provides flexible capital for established businesses with strong cash flow.
How mezzanine debt fits in the capital structure
| Position | Source | Risk | Return |
|---|---|---|---|
| Senior Debt (1st Lien) | Bank / SBA / CMBS | Lowest | Lowest (4–8%) |
| Mezzanine / Preferred Equity | Private Credit | Middle | Middle (10–18%) |
| Common Equity | Sponsor / Owner | Highest | Highest (Variable) |
Mezzanine lenders take more risk than senior lenders (they're paid second in a default) but less risk than equity holders. This middle position commands middle returns — typically 10–18% depending on deal structure.
Senior and mezzanine lenders sign intercreditor agreements defining each party's rights in default scenarios. These agreements protect both lenders while allowing the deal to close with multiple debt layers.
How the three subordinate-capital options compare across rate, security, control rights, and lender remedies. Mezzanine and preferred equity both sit behind senior debt — but they differ materially in collateral, payment priority, and what happens in a default.
Senior Debt First-mortgage position | Mezzanine Debt Subordinate lien / UCC pledge | Preferred Equity Equity interest with priority | |
|---|---|---|---|
| Position in Capital Stack | First mortgage — #1 priority lien on the real estate | Second-position loan secured by a UCC pledge of the equity interests in the property-owning LLC (not a second mortgage) | Preferred interest in the sponsor's ownership structure — equity, not debt |
| Typical Rate / Return | 6.25% – 9.00% (CMBS / bank / agency / life co.) | 11% – 15% current-pay + accrued pay-in-kind | 11% – 18% total preferred return (current + accrued) |
| Typical Leverage Added | Up to 65–75% LTV depending on property type | Lifts stack from 65% to 80–85% of cost | Lifts stack from 80% to 90%+ of cost |
| Collateral / Security | First-priority mortgage lien on the property + assignment of leases and rents | UCC pledge of 100% of the equity in property-owning entity (Article 9 foreclosure available) | Ownership interest in the property-owning entity — no lien, no foreclosure rights |
| Payment Priority | First in line — paid before all subordinate capital and equity | Paid after senior debt service, before equity distributions | Paid after all debt service, before common equity distributions |
| Remedies on Default | Foreclose on the property — hard remedy, takes 9–18 months judicially | UCC Article 9 foreclosure on equity pledge — can take control of the LLC in 30–60 days (faster than mortgage foreclosure) | No foreclosure — remedies are contractual (force sale, remove GP, accrue penalty return, trigger buyout) |
| Intercreditor Agreement | Governs relationship with subordinate lenders — senior lender has cure rights and consent over mezzanine foreclosure | Standby intercreditor with senior — includes mezzanine standstill periods and cure rights | No intercreditor — senior lender consents to preferred equity separately |
| Typical Loan / Investment Size | $2M – $500M+ | $1M – $75M | $1M – $50M |
| Tax Treatment | Interest deductible to the borrower | Interest deductible to the borrower (debt treatment) | Preferred return is equity distribution — not a deductible expense; structured to minimize UBTI for tax-exempt LPs |
| Typical Term | 5, 7, or 10 years (CMBS) / 3–5 years (bank) | Matched to senior or shorter (3–7 years typical) | Matched to business plan (3–7 years) |
| Agency Eligibility (Fannie / Freddie / HUD) | Eligible for multifamily first mortgages | Generally prohibited behind agency senior debt (except structured programs) | Agency preferred equity programs exist (Fannie Mae Pref Equity) with lender approval |
| Best Use Case | Stabilized acquisition, refinance, or cash-out on income-producing CRE | Bridging the gap between senior debt and sponsor equity on value-add or acquisition deals | Reducing sponsor cash check on value-add when mezz isn't available or agency prohibits it |
Program criteria current as of May 2026.
Rates and terms reflect indicative market ranges for well-capitalized sponsors on stabilized or near-stabilized assets. Actual pricing depends on sponsor track record, property type, LTV/LTC, DSCR, and the intercreditor relationship with senior debt. For deal-specific indications contact PeerSense.
Same $10M stabilized asset, same 5-year hold, same exit assumption. Column 1 is a conventional senior-only stack. Column 2 adds mezzanine debt to lift total leverage from 70% to 85% of cost, cutting the sponsor's equity check in half. The trade-off: lower DSCR coverage in Year 1, but materially higher levered equity returns at exit.
Scenario A: Senior Only 70% total leverage | Scenario B: Senior + Mezzanine 85% total leverage | |
|---|---|---|
| Purchase Price | $10,000,000 | $10,000,000 |
| Senior Debt (first mortgage) | $7,000,000 @ 7.5%, 30-yr amort, 5-yr term | $7,000,000 @ 7.5%, 30-yr amort, 5-yr term |
| Mezzanine Debt | — | $1,500,000 @ 13.5% current-pay, 5-yr I/O |
| Sponsor Equity Check | $3,000,000 | $1,500,000 (half the check) |
| Total Leverage | 70% LTC | 85% LTC |
| Year 1 NOI | $650,000 | $650,000 |
| Year 1 Senior Debt Service | $587,616 | $587,616 |
| Year 1 Mezzanine Interest | — | $202,500 current-pay |
| Year 1 DSCR (combined) | 1.11x | 0.82x (pre-stabilization) |
| Year 1 Pre-Tax Cash Flow to Equity | $62,384 | −$140,116 |
| Year 5 NOI (3% annual growth) | $753,722 | $753,722 |
| Year 5 Exit Value (7.0% cap) | $10,767,457 | $10,767,457 |
| Year 5 Senior Balance | $6,598,451 | $6,598,451 |
| Year 5 Mezzanine Balance | — | $1,500,000 |
| Net Sale Proceeds to Equity | $4,169,006 | $2,669,006 |
| 5-Year Equity Multiple | 1.39x | 1.78x |
| Approx Levered Equity IRR | ~12–14% | ~19–22% |
Illustrative only — individual deal returns depend on actual NOI, cap-rate shift, senior loan structure, mezz pricing, and hold period. The pattern holds: mezzanine converts unused senior-loan headroom into incremental equity leverage, lifting IRR at the cost of tighter early-year coverage and higher blended cost of capital. For deal-specific modeling contact PeerSense.
Situations where mezzanine financing is the right solution
Senior lenders typically cap at 65–80% loan-to-value. If you need higher leverage to complete the deal, mezzanine fills the gap without requiring you to bring more equity.
Acquisition financing often requires 20–30% equity. Mezzanine reduces your equity requirement, allowing you to preserve capital for operations, improvements, or other investments.
Bringing in equity partners means diluting ownership and sharing control. Mezzanine is debt (or debt-like), allowing you to maintain full ownership while still accessing the capital you need.
Mezzanine rates (10–18%) are higher than senior debt but lower than the cost of equity dilution. If maintaining control and ownership is worth the premium, mezzanine is often the right choice. The math depends on your exit strategy, hold period, and projected returns.
Not sure which loan is right for you?
Take our 60-second quiz to get matched with the right program.
PeerSense connects you with mezzanine lenders who understand your deal. One conversation. Direct introduction.
Mezzanine Capital Channels
Mezzanine capital sits across four distinct lender categories. Each prices, sizes, and underwrites differently — debt funds emphasize speed + flexibility, BDCs need SBIC-eligible structures, life cos prefer larger stabilized deals, family offices accept more illiquid structure for higher returns.
~25 active institutional and middle-market CRE debt funds (Apollo, Blackstone Credit / BREDS, KKR Real Estate Credit, Brookfield Real Estate Finance, Ares, ACORE, Madison Realty, Mesa West, Square Mile, Canyon, PCCP, Heitman, Rialto, Bridge Investment Group). Tickets $5M–$500M+. Fast structuring on transitional, value-add, and recap.
Public + private BDCs (Ares Capital Corp, Blue Owl / Owl Rock, Sixth Street Specialty Lending, Carlyle GMS, Goldman Sachs BDC, Golub Capital, BlackRock TCP, Hercules Capital, Main Street, Saratoga). Sponsor-backed mezz $5M–$200M for PE acquisitions and growth-stage businesses with SBIC-eligible structures.
Major life cos with mezzanine programs (MetLife, PGIM / Prudential, Pacific Life, New York Life Real Estate Investors, Northwestern Mutual, MassMutual / Barings, Voya). Tickets $5M–$200M+ on stabilized institutional-grade core deals, layered behind senior CMBS or bank debt.
Specialty middle-market mezzanine and family office capital (Hankey, iBorrow, Argentic Investment Management, LMF Commercial, 3650 REIT, Procida, Avana). Smaller tickets ($2M–$25M typical), longer hold tolerance, more aggressive structure flexibility on transitional or non-standard deals.
Each lender category prices differently: debt funds 12–15% all-in (current pay + PIK), BDCs 11–13% on sponsor-backed deals with floors + warrants, life cos 11–13% on stabilized core mezz with longer terms, family offices / specialty 13–18% with more aggressive structure tolerance. PeerSense routes deals across all four pools across CRE, business acquisition, growth capital, and 2026 maturity-wall recap deals.
Archetypes our institutional capital advisory desk underwrites — drawn from published market ranges across CMBS, bridge, SBA, mezzanine, and private credit.
Cash-flow timing solution — no real-estate collateral, no personal guarantees on creditworthy customers
Capital stack engineered around investment-grade tenant pre-lease and PPA
Single-tranche execution — avoids intercreditor friction on tight close timelines
Indicative of deal types our institutional capital advisory desk structures. Not a representation of completed transactions. Specific deal data available under NDA on request.
Mezz lender shortlists, capital stack frameworks, and specialty subordinated-debt scenarios for value-add and recap deals.
PeerSense covers the full commercial capital stack. Rates and structures across our money pages — updated weekly.
Up to $5M acquisition / real estate / equipment, 10% down
10-yr non-recourse fixed, $5M–$500M+, fully assumable
12–36 mo transitional, SOFR + 470-970 bps, 65-75% LTV
30-yr fixed rental, qualifies on property cash flow
Loan, lease, SBA 504, vendor, captive — Section 179 eligible
CMBS + SBA 504 + bridge + PIP across all flags
Non-bank flexibility, unitranche, recap, transitional
B2B receivables, trucking / staffing / construction / govt
Limited-doc commercial, asset-based underwriting