When a business buys the building it operates from, three financing paths typically compete: an SBA 504 loan, an SBA 7(a) loan, and a conventional commercial mortgage. Each has structural advantages for specific borrower profiles. Picking the right one can change the all-in monthly payment by 20–30%.
SBA 504
Two-loan structure (bank first + CDC/SBA second), typically 10% borrower equity, long fixed-rate amortization on the SBA portion. Best for traditional buildings where the long-term fixed-rate piece materially helps the deal. Closings involve the bank, the CDC, and the SBA — typically slower than the alternatives.
SBA 7(a) for real estate
Single loan, up to $5M, up to 25-year amortization when real estate is the primary collateral. Down-payment requirements are similar to 504 (10%+) but the structure is simpler. 7(a) is often preferred when the borrower wants to combine real estate with working capital or equipment in a single facility.
Conventional commercial mortgage
Typically requires 20%–30% down, terms of 5–10 years with amortization over 20–25 years, and a balloon payment at maturity. Closes faster than SBA but requires stronger borrower credit and more equity. Best for borrowers who can comfortably put down 25% and want to avoid SBA paperwork.
Owner-occupancy threshold
All three structures have owner-occupancy requirements when SBA-backed. SBA: 51% for existing buildings, 60% for new construction. Conventional lenders usually use a similar threshold (typically 50–51%) to distinguish owner-occupied from investment property.
Sources
Editorial note: This article is general information about how small-business lending products work. It is not financial, legal, or tax advice for any specific borrower. Loan terms, eligibility, and rates vary by lender, borrower profile, and current market conditions, and the specific facts of your business will determine which products and structures actually fit. Consult a CPA, attorney, or SBA-approved lender before making decisions that affect your business.