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Everyone says: “Start a business.”

But here’s what they don’t tell you:

Startup success rate = under 10%

SBA acquisition failure rate = under 10%

Ownership isn’t risky.

Blind ownership is.

As a broker or lending professional, guiding clients to the right type of financing is essential for their success. Two popular loan programs offered by the Small Business Administration (SBA) are the SBA 504 and SBA 7(a) loans. While both offer significant benefits for small businesses, they differ in structure, purpose, and terms. Understanding the differences can help you make the right recommendation based on your client’s specific needs.

SBA 504 Loan Overview

The SBA 504 loan is designed for businesses looking to purchase or refinance major fixed assets, such as commercial real estate or large equipment. It’s ideal for clients planning to expand their operations or invest in long-term property. The program offers low down payments (as little as 10%) and long-term fixed-rate financing, making it a cost-effective option for eligible businesses.

Loan Size: Up to $5.5 million on the SBA portion, plus the senior debt, which can be up to $15 million or more – meaning total financing can be upwards of $20 million on an SBA 504 loan.

Primary Uses: Commercial real estate, major equipment purchases, renovations, expansions, debt refinances, cash out refinances.

Key Benefit: Fixed interest rates and long repayment terms, up to 25 years.

SBA 7(a) Loan Overview

The SBA 7(a) loan is more versatile than the SBA 504 loan and can be used for a wider range of business needs, including working capital, inventory, business acquisition, and refinancing existing debt. This loan is a great option for businesses that need more flexibility in how they use the funds.

Loan Size: Up to $5 million.

Primary Uses: Working capital, business acquisition, equipment, real estate, refinancing.

Key Benefit: Flexible use of funds for various business needs.

Key Differences Between SBA 504 and SBA 7(a)

Purpose: The biggest difference is the intended use of the loan. The SBA 504 loan is focused on long-term investments in fixed assets like real estate and equipment. On the other hand, SBA 7(a) loans can be used for more general purposes, such as working capital, expansion, or refinancing.

Interest Rates: SBA 504 loans offer long-term fixed interest rates, making them ideal for clients who want stability and predictable payments. SBA 7(a) loans typically offer variable interest rates, which may fluctuate based on market conditions.

Loan Structure: SBA 504 loans are structured with a senior lender, which is a finance company or bank; a Certified Development Company (CDC) that originates the SBA 2nd position loan, and borrower contribution. SBA 7(a) loans, by contrast, are one loan issued by lender with an SBA guaranty.

Down Payment: SBA 504 loans require a lower down payment (typically 10%), whereas SBA 7(a) loans may require more, depending on the lender’s terms.

Which Loan is Right for Your Client?

When advising clients, it’s essential to understand their specific goals. If they are looking to purchase or refinance commercial real estate and need long-term, fixed-rate financing, the SBA 504 loan is the better option. For clients who need financing with no or limited collateral the SBA 7(a) loan might be more appropriate.

Understanding these differences can help you guide your clients to the best financing option for their needs and ensure they are set up for long-term success.