What amortization periods does Tri Counties Bank use on CRE loans?

Tri Counties Bank CRE loans typically amortize over 20 to 30 years depending on property type, borrower profile, and deal structure. Owner-occupied CRE often runs 25 years. Investor CRE commonly amortizes over 25 to 30 years. Multifamily often uses 30-year amortization. The loan term is typically shorter than the amortization — 5, 7, or 10 years — with a balloon payment at term end that triggers refinance. SBA 504 owner-occupied CRE can reach 25-year fully amortizing terms on the CDC portion.

How much does Tri Counties Bank finance on a CRE loan?

Typical loan-to-value (LTV) runs 65% to 80% depending on property type, income stream, and borrower strength. Owner-occupied CRE tends to reach higher LTV than pure investor deals. Multifamily apartment loans often finance up to 75%. Debt service coverage ratio (DSCR) minimums typically require cash flow to exceed debt service by 1.20 to 1.35 times. Construction loans fund based on approved budgets and appraised as-completed value. Each deal is sized by the California-based CRE underwriting team.

Does Tri Counties Bank finance construction-to-permanent CRE loans?

Yes. Tri Counties Bank offers construction-to-permanent CRE financing that combines the construction phase and the permanent loan into a single underwriting. During construction, the bank funds draws against approved budgets with inspections verifying progress. At certificate of occupancy or stabilization, the loan converts to permanent amortization — typically 20 to 25 years. The single-close structure eliminates the cost and risk of a separate permanent loan refinance and holds the borrower's interest rate through the construction period.

Tri Counties Bank CRE Loans — Commercial Real Estate Financing Across California

Tri Counties Bank finances commercial real estate across Northern and Central California with four primary structures. Owner-occupied CRE funds commercial property where the borrower's operating business occupies 51% or more of the building. Investor CRE funds income property — office, retail, industrial, medical, and mixed-use buildings where rent rolls support debt service. Multifamily loans fund apartment buildings with 5 or more units. Construction-to-permanent loans fund ground-up development and major renovation with automatic conversion to permanent financing at project completion.

Loan-to-value typically runs 65% to 80% with amortization schedules reaching 30 years on qualifying property types. Every CRE loan is underwritten by California-based commercial real estate credit analysts who know local markets — property values, vacancy patterns, and comparable rents in Butte County, the Sacramento Valley, the Central Valley, Napa, Sonoma, and the Bay Area periphery. Tri Counties Bank is an Equal Housing Lender. Call +1-800-922-8742 to start a CRE loan conversation.

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Tri Counties Bank commercial real estate loan closing for California office building with owner-occupied CRE structure

Tri Counties Bank CRE Loans Summary — April 2026

Owner-occupied CRE: operating business occupies 51%+ of building; typical 25-year amortization
Investor CRE: income property with rent rolls supporting debt service; 20-30 year amortization
Multifamily: 5+ unit apartment buildings; often 30-year amortization
Construction-to-permanent: single-close structure funds build then converts to permanent loan
Typical loan-to-value: 65-80% depending on property type and borrower profile
Debt service coverage ratio minimums: typically 1.20x-1.35x
California-based CRE underwriting and appraisal network across NorCal and Central Valley

Owner-Occupied CRE

Financing for commercial property where the borrower's operating business occupies 51% or more. Fits retail storefronts, medical office buildings, manufacturing plants, professional offices, and industrial buildings. Higher LTV typical.

Owner-Occupied →

Investor CRE

Income property financing — office, retail, industrial, medical, mixed-use. Rent rolls support debt service. Underwriting evaluates rent stability, tenant credit, vacancy history, and market comparables in the California submarket.

Investor CRE →

Multifamily

Apartment building loans for 5+ unit properties across California. Underwriting evaluates gross rent, vacancy, operating expenses, and net operating income. Long amortization schedules typical — often 30 years on qualifying deals.

Multifamily →

Construction-to-Permanent

Single-close construction loan that converts to permanent financing at certificate of occupancy or stabilization. Funds draws against approved budget with progress inspections. Holds the permanent rate through construction.

Construction →

4 CRE Loan Structures

30 yrs Maximum Amortization

65-80% Typical Loan-to-Value

CA Statewide Market Focus

Owner-occupied CRE loan for California medical office building with 51% owner occupancy and operating business tenant

Owner-Occupied CRE for Operating Businesses

Owner-occupied CRE fits California operating businesses that want to own their commercial property rather than rent. The bank requires the operating business to occupy at least 51% of the building, with any balance leased to third-party tenants. Eligible properties include medical office buildings, retail storefronts with the business on-site, manufacturing plants, professional office buildings, industrial facilities, and automotive service centers. Underwriting combines the operating business cash flow with the real property value — this often allows higher loan-to-value than pure investor deals.

Owner-occupied CRE pairs naturally with SBA 504 structures where the Certified Development Company (CDC) funds a portion at a long-term fixed rate, Tri Counties Bank holds the senior portion, and the borrower contributes 10% equity. The combination often produces lower total debt service than a single conventional CRE loan. Business checking, business loans, and cash management complete the banking relationship. The HUD Fair Housing framework applies to multifamily; Equal Housing Lender status covers Tri Counties Bank across all CRE categories.

Owner-Occupied Consultation

Investor CRE loan for California multi-tenant retail shopping center with rent roll analysis and DSCR calculation

Investor CRE and Multifamily Apartment Loans

Investor CRE finances income-producing commercial property where the borrower does not occupy the building. Underwriting focuses on the rent roll — tenant credit, lease length, rent escalations, vacancy history, operating expenses, and net operating income. Debt service coverage ratio (DSCR) typically must exceed 1.20x to 1.35x depending on property type and tenant mix. Loan-to-value commonly reaches 65% to 75% on stabilized commercial assets and up to 80% on qualifying properties. Terms typically run 5, 7, or 10 years with amortization of 20 to 30 years and a balloon at term end.

Multifamily loans — apartment buildings with 5 or more units — follow similar underwriting logic with an emphasis on gross potential rent, vacancy, and operating expense ratios. Amortization commonly runs 30 years on stabilized deals, which improves debt service coverage and supports higher leverage. Property types include garden-style apartments, mid-rise and high-rise residential, and mixed-use buildings with residential units above retail. The California-based CRE appraisal network covers Northern and Central California markets where OCC and California DFPI supervise compliance.

Investor / Multifamily Quote

Construction-to-permanent CRE loan draw inspection for California ground-up office development with contractor and lender

Construction-to-Permanent Financing

Construction-to-permanent CRE loans combine the construction phase and the permanent loan into a single underwriting and single closing. During construction, Tri Counties Bank funds draws against an approved project budget. Third-party construction inspections verify that work actually completed matches the draw request. Interest accrues on the outstanding construction balance, and the loan carries a reserved interest component that covers construction-period carry. At certificate of occupancy or stabilization — whichever the deal requires — the loan converts automatically to permanent amortization, typically 20 to 25 years.

The single-close structure eliminates the cost and timing risk of a separate permanent loan refinance at project completion. It also holds the permanent interest rate through the construction period, which protects the borrower from rate movement between groundbreaking and lease-up. Applicable deals include ground-up development of office, retail, industrial, and multifamily properties; major renovation and adaptive reuse; and expansion of existing commercial properties. See business loans for equipment and fit-out financing layered alongside construction. FDIC insures deposits held at Tri Counties Bank; lending is separately underwritten.

Construction Financing

CRE Product	Occupancy	Typical LTV	Amortization	Typical Term	Best Use
Owner-Occupied CRE	51%+ business	Up to 80%	20-25 years	5, 7, 10 years	Buy your operating property
Investor Office	Tenant-occupied	Up to 70%	25 years	5, 7, 10 years	Multi-tenant office
Investor Retail	Tenant-occupied	Up to 70%	25 years	5, 7, 10 years	Shopping centers, strip retail
Investor Industrial	Tenant-occupied	Up to 75%	25 years	5, 7, 10 years	Warehouse, distribution
Multifamily (5+ units)	Tenant-occupied	Up to 75%	30 years	5, 7, 10 years	Apartment buildings
Mixed-Use	Mixed	65-75%	25-30 years	5, 7, 10 years	Retail + residential combo
Construction-to-Perm	Future-built	Per budget + as-completed	20-25 year perm	Construction + perm	Ground-up development
SBA 504 Owner-Occupied	51%+ business	90% (combined)	25 years fixed (CDC)	Long-term fixed	Lower equity requirement

All CRE loans subject to Tri Counties Bank underwriting. Equal Housing Lender. Appraisals, environmental assessments, and title work required on CRE transactions. California DFPI oversight applies. HUD Fair Housing and related federal regulations apply to multifamily and residential lending.

California CRE Underwriting Framework

Tri Counties Bank CRE credit analysts evaluate every file against four pillars. The property — physical condition, location, deferred maintenance, and market comparables. The cash flow — trailing 12-month rent roll, operating expenses, vacancy, and debt service coverage ratio. The borrower — financial strength, real estate management experience, liquidity, and guarantor profile. The market — submarket vacancy trend, comparable rents, absorption, and new supply. California-based appraisers handle valuations across Northern and Central California with local market knowledge. Environmental consultants provide Phase I and Phase II assessments where property history warrants. Legal work routes through California title companies. See business loans for conventional commercial financing that sometimes pairs with CRE.

CRE Servicing and Relationship Management

Every CRE loan keeps a California-based relationship manager through the life of the loan. Loan servicing — payment application, escrow management, annual financial statement collection, and covenant review — handles in-house rather than outsourcing to a national servicer. Borrowers can reach the original underwriter for modifications, rate resets, and maturity conversations. Prepayment terms and rate reset mechanics are disclosed at closing with clear mathematical formulas. Annual financial statements and rent rolls submit through Trico Business Express, and cash management visibility supports covenant monitoring for larger CRE relationships. SBA Preferred lender status speeds 504 owner-occupied CRE closings.

"We bought our medical office building with Tri Counties Bank owner-occupied CRE financing paired with SBA 504. Total leverage reached 90% with a fixed 25-year rate on the CDC portion. Payment is lower than the rent we were paying before."

Dr. Priscilla Vaughan — Owner, Medical Practice, Sacramento Valley

"Our 48-unit multifamily loan closed in 45 days with 30-year amortization. The California-based appraiser knew the submarket cold and gave us a valuation we could defend. Debt service coverage worked comfortably at our underwritten rent levels."

Marcus Hartnell — Partner, Multifamily Investment Group, Chico

"Construction-to-permanent financing let us build our new distribution warehouse without two separate loan closings. Single rate lock, single set of legal fees, and the conversion to perm at occupancy was essentially automatic. Saved us six figures versus two-close construction financing."

Sandra Okoro — CFO, Logistics Company, Central Valley

Northern California and Sacramento Valley

Tri Counties Bank originates CRE across Butte County, Shasta County, and the broader Sacramento Valley. Property types include owner-occupied commercial buildings for local operating businesses, investor office and retail, industrial and warehouse properties supporting agriculture and manufacturing, medical office buildings, and multifamily apartments. Chico, Redding, and Yuba City markets see steady deal flow. The HUD Fair Housing framework applies to multifamily loans, and Equal Housing Lender status covers every CRE category. Construction-to-permanent financing supports ground-up development where market absorption supports new supply.

Central Valley, Napa, Sonoma, and Bay Area Periphery

Central Valley CRE includes agricultural operating property, food processing plants, distribution and logistics warehouses, and commercial buildings supporting regional industries. Napa and Sonoma see wine-related property — winery buildings, tasting rooms, and hospitality real estate — alongside conventional CRE categories. Bay Area periphery markets include office, industrial, medical, multifamily, and mixed-use properties. Every submarket has local California appraisers and environmental consultants who know the market. Owner-occupied CRE pairs frequently with SBA 504 where the borrower qualifies. Business loans handle equipment and working capital alongside CRE.

Start a Tri Counties Bank CRE Loan Conversation

Call +1-800-922-8742 to reach a California commercial real estate lender about owner-occupied CRE, investor CRE, multifamily, or construction-to-permanent financing. Or visit any of 75+ Tri Counties Bank branches across Northern and Central California. Tri Counties Bank is an Equal Housing Lender with California-based CRE underwriting and an SBA preferred lender for owner-occupied 504 deals.

Contact CRE Lending Compare SBA 504

What CRE loans does Tri Counties Bank offer?

Four structures: owner-occupied CRE (51%+ business occupancy), investor CRE (office, retail, industrial, mixed-use), multifamily (5+ units), and construction-to-permanent. SBA 504 pairs with owner-occupied CRE for long-term fixed rates on the CDC portion.

What amortization periods are available?

Typical 20-30 years. Owner-occupied often 25. Investor CRE 25-30. Multifamily often 30. SBA 504 CDC portion up to 25 years fully amortizing. Balloon typically at term (5/7/10 years) with refinance.

How much does Tri Counties Bank finance?

Typical LTV 65-80% depending on property type and borrower. DSCR minimums 1.20-1.35x. Owner-occupied reaches higher LTV. SBA 504 combined structure can reach 90% with borrower 10% equity.

Does Tri Counties Bank finance construction?

Yes. Construction-to-permanent single-close loans fund draws against an approved budget then convert automatically to permanent amortization at certificate of occupancy. Holds the permanent rate through construction.

Which California markets does Tri Counties Bank finance CRE in?

Core: Butte County, Sacramento Valley, Central Valley, Napa, Sonoma, Bay Area periphery. Property types cover office, retail, industrial, medical, mixed-use, multifamily, hospitality. California-based appraisers and environmental consultants. HUD Fair Housing applies to multifamily.