THA Capital Partners | Commercial Real Estate Refinance Solutions
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Refinance solutionsfor CRE.

Right lender. Right terms. Fast.

Refi estimate in two business days

Book a Discovery Call ↓ Refi Calculator
Today's rates · What your loan prices off As of Nov 5, 2026 · Updates daily on launch
SOFR
3.92%
Base3.92%
+
Spread2.50%
=
All in6.42%

Typical: medium and large banks, debt fundsTheir floating rate loans are typically quoted as SOFR plus a spread.

Prime rate
7.00%
Base7.00%
+
Spread0.00%
=
All in7.00%

Typical: smaller and community banksTypically priced off Prime or SOFR, plus or minus a margin.

10 year Treasury
4.84%
5 year Treasury 4.59%
Base4.84%
+
Spread2.00%
=
All in6.84%

Typical: life insurance companiesTheir fixed rate loans are typically priced as a spread over the Treasury that matches the loan term.

Sources: NY Fed (SOFR), Federal Reserve H.15 (Prime, Treasuries). Mockup values are fixed; the live site pulls them every morning.

Refi Calculator

Back of the napkin math.

A rough first look, not underwriting. Plug in your numbers to see how a lender might size your loan at today's rates. Sample numbers loaded.

$
$
SOFR3.92%
+
Spread2.50%
=
All in rate6.42%
Payment type

SOFR 3.92%, NY Fed, Nov 5, 2026. Amortizing uses a 30 year schedule. Interest only uses interest payments alone. Estimates only, not a loan offer or commitment.

1.20x
DSCR at new rate
Tight. Needs structure.
Likely max loan$8.14M
Gap to payoff−$358K
Annual debt service$651K
Max spread that worksS+232

At these numbers a refi comes up short. That is exactly when lender selection matters.

Get real quotes ↓
When to start

Six to nine months out is the sweet spot.

Twelve months out is a good time to talk sizing. Six to nine months is ideal to underwrite and take it to lenders, with a buffer before your maturity date.

10 months Good timing. Start sizing now.
12+ months out

Talk sizing

Rent roll and T12. We tell you what a lender will likely do and flag any gap early.

9 to 6 months · Ideal

Underwrite and go to lenders

We build the package and take it to market, with time to spare before your maturity.

6 months

Pick a lender

Quotes side by side. We negotiate the fine print before you sign.

4 months

Lender diligence

Appraisal, property condition and environmental reports. Plan on 30 to 45 days.

30 to 60 days

Close

Loan docs, title and payoff. Funded before your maturity date, not after.

Two ways to work with us

We run your refi, or you do.

Same underwriting and lender package either way. You pick how hands on you want to be. Permanent, bridge and cash out refinances.

Full servicePercentage of the loan

We handle it start to finish.

  • Prepare all underwriting and offering materials
  • Approach lenders on your behalf
  • Solicit and compare quotes
  • Negotiate terms
  • See the process all the way to loan closing
DIY lender package$15,000 one time

We build it. You take it to lenders.

  • Full underwriting done for you
  • Materials gathered and organized
  • Lender ready package, including offering materials
  • At least 25 likely lenders, each with a short synopsis of why they fit: geography, bank size relative to your loan, appetite for your property type
  • Contact names, emails, phone numbers and LinkedIn profiles
  • An outreach plan: a pre written first email and suggested follow ups
  • Everything you need to run it yourself and win

Fees shown are subject to change. Your signed engagement agreement sets your actual fee and governs over anything published here.

Getting started

Two ways to get started.

Book a call or send us your documents. Either way, we size up your refi and show you what your options could look like. No cost, no commitment. Then you decide whether to move forward.

Option 1

Book a discovery call

Thirty minutes. We ask about your property and the loan coming due, and tell you what we'll need to size it up.

Book a Discovery Call ↓
Option 2

Send us your documents

The fastest route. This is what we need to size your refi:

  • Rent roll current, at the unit or tenant level
  • Trailing 12 month P&L last 12 months of income and expenses
  • Leases commercial properties only, not multifamily
  • Current loan balance, rate and maturity date

Confidential. We keep your information confidential and are always happy to sign a confidentiality or non disclosure agreement. Just ask: thill@thacap.com

  1. 1
    You share the basicsOn a call or by sending documents.
  2. 2
    We size it upAn estimate of your refi options within 2 business days.
  3. 3
    You decideMove forward with full service or the DIY package, or don't. Compare the two ↑

*This is the basic information we need to size your refi. Once a lender moves forward, expect deeper due diligence, such as budgets, insurance certificates and capex history. We help you pull it together.

Once you move forward, we move fast

We build the package and get it in front of lenders, fast.

2business days

Once we have your documents, you get an estimate of your refi options within 2 business days.

That's our edge. We pair our own AI tools with a dedicated global analyst team to underwrite, build offering materials and get your package to lenders while other shops are still building spreadsheets.

Step 1 · You

Send us the files

Rent roll, T12, leases and current loan details.

Step 2 · Us

Lease abstracts(commercial only)

Key terms from every lease, summarized and lender ready.

Step 3 · Us

Underwriting

We model the deal the way a lender will, before they see it.

Step 4 · Us

Offering materials

A clean package that tells your property's story.

Step 5

Distribute to lenders†

The package goes to the lenders most likely to say yes.

†Two ways this happens: we take it to lenders for you, or you send it yourself with our lender list and outreach plan. See the two ways to work with us ↑

The lender network

A sample of the lenders we work with.

A sample of the banks, debt funds and life insurance companies we work with, and the list keeps growing. We track who's active, who's pulled back and who's pricing aggressively, so your loan goes to the ones most likely to say yes.

Banks and credit unions
Debt funds
Life insurance companies

Mockup: wordmarks stand in for logo files. Real logos swap in at build.

Questions owners ask

Straight answers.

What happens on the discovery call?

We ask about the property and the loan you need to refinance. We'll likely ask for a few documents so we can underwrite your refi options: usually a rent roll, a trailing 12 month statement, the leases (commercial properties only, not multifamily) and basic info on your current loan (balance, rate and maturity date).

What happens after the discovery call?

Once we have your documents, we underwrite the deal and give you an estimate of your refi options within 2 business days.

How do you get paid?

Two ways. Full service is a percentage of the loan amount, scaled by loan size.

The DIY refi kit is a $15,000 flat fee.

Fees shown are subject to change. Your signed engagement agreement sets your actual fee and governs over anything published here.

How long does a refinance take?

Usually 60 to 90 days from first call to funding. Third party reports are the long pole, so earlier is better. The timeline also depends on how quickly we get your documents and the third party reports come back.

Will you send my deal to every lender out there?

No. The goal is to pick the right lenders, the ones with a high probability of being a fit. We want enough competition to get you the best deal, but a deal that looks mass marketed scares good lenders off.

Do I have to leave my current bank?

No. We size up your refi for free and tell you what we think your options are before going to new lenders.

Refinancing today likely means a higher rate than your current loan. If you can extend your current loan at the existing rate, that may be the better move. If your lender is going to reset your rate to market, we build a competitive landscape so your current lender has to compete for the business.

What size loans do you work on?

Typically $3 million to $20 million across multifamily, BTR, retail, office, industrial and active adult.

What if my numbers don't work right now?

Then we tell you, and map out the fix: an extension, a paydown, or a second layer of capital.

Ted Hill, President of THA Capital Partners
Ted HillPresident, THA Capital Partners
From the principal seat

We've sat on your side of the table.

I'm Ted Hill, president of THA Capital Partners. I've spent my career on the principal side of commercial real estate, owning, developing and operating it, and I've sourced over $750 million in debt across a wide range of property types.

That principal's eye is the edge. I read operating statements the way an owner does, spot what a lender will question before they ask, and position your property to get the best terms when it goes to market.

Loan coming due in the next 12 months?

Let's see what's out there.

Ted Hill · THA Capital Partners704 449 5886thill@thacap.com
Full service pricing

Fee based on loan amount

Loan amountFee
$2 million to $3 million2.5%
$3 million to $5 million2.0%
$5 million to $7 million1.5%
Over $7 million1.0%

Fees shown are subject to change. Your signed engagement agreement sets your actual fee and governs over anything published here.

Book a Discovery Call
THA CAPITAL PARTNERS704 449 5886 · thill@thacap.com

Refi checklist

What we need to size up your refinance. Send it to thill@thacap.com and we'll get you an estimate within 2 business days.

Later, once a lender moves forward

Book a Discovery Call
Send documents

Send us your documents

Send what you have. We'll size the loan and come back with what's realistic.

Confidential. We keep your information confidential, and we're always happy to sign a confidentiality agreement or NDA.