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SBA 504 Loans: Purpose-Driven Fixed Asset Financing

SBA 504 loans are specifically designed for purchasing or improving fixed assets - primarily real estate and heavy equipment.

Key Features of SBA 504 Loans

• Purpose: Purchasing commercial real estate, constructing new facilities, renovating existing properties, or acquiring heavy machinery with 10+ year useful life
• Structure: Three-party arrangement between borrower, Certified Development Company (CDC), and private lender
• Financing Breakdown: Typically 50% from bank/credit union, 40% from CDC/SBA, 10% borrower down payment
• Terms: Up to 25 years for real estate; 10 years for equipment
• Rates: Fixed rates for the entire loan term (as of April 2025):
  
  • 25-Year Debentures: 6.437%
  • 20-Year Debentures: 6.457%
  • 10-Year Debentures: 6.348%
• Maximum Loan Amount: CDC portion up to $5.5 million for manufacturers or energy-efficient projects; $5 million for standard projects

SBA 504 Eligibility Requirements

To qualify, your business must:

• Be a for-profit operation in the U.S.
• Have a net worth under $20 million
• Have net profit under $6.5 million

Ineligible businesses include passive real estate investments (non-owner occupied), speculative businesses, non-profit organizations, lending institutions, gambling businesses, and businesses engaged in political or lobbying activities.

Benefits of SBA 504 Loans

The primary advantages include:

• Low down payment (as little as 10%)
• Fixed interest rates that won't increase over time
• Long repayment terms (up to 25 years)
• Preservation of working capital for other business needs

SBA 7(a) Loans: Flexible General-Purpose Financing

Unlike the more specialized 504 program, SBA 7(a) loans serve broader financing needs.

Key Features of SBA 7(a) Loans

• Purpose: Working capital, purchasing existing businesses, refinancing business debt, buying furniture/fixtures, and also real estate or equipment
• Structure: Direct relationship between borrower and lender, with SBA providing a guarantee
• Terms: Up to 25 years for real estate, 10 years for equipment, and 7 years for working capital
• Rates: Can be fixed or variable, often based on the Prime rate, typically higher than 504 rates
• Maximum Loan Amount: Up to $5 million

SBA 7(a) Eligibility Requirements

Generally less strict than SBA 504, requiring businesses to meet SBA size standards and general eligibility criteria, making it accessible to a wider range of businesses.

Choosing Between SBA 504 and 7(a) Loans

Your specific business needs should drive your decision:

Consider an SBA 504 loan if:

• You're purchasing commercial real estate or heavy equipment
• You want predictable, fixed interest rates
• You need to minimize your down payment (as low as 10%)
• Long-term stability in financing costs is important to you

Consider an SBA 7(a) loan if:

• You need working capital financing
• You're purchasing an existing business
• You need to refinance business debt
• You require more flexible use of funds

Quick Comparison Table

Feature

SBA 504 Loan

SBA 7(a) Loan

Primary Purpose

Real estate, equipment, construction

Working capital, business purchase, debt refinance, general use

Loan Structure

Three parties: Borrower, CDC, Lender

Direct: Borrower and Lender with SBA guarantee

Interest Rate

Fixed

Fixed or variable

Down Payment

10%

Typically 10% or more

Term Length

25 years (real estate), 10 years (equipment)

25 years (real estate), 10 years (equipment), 7 years (working capital)

Georgia Small Business Capital (GSBC)

For Georgia businesses specifically interested in SBA 504 loans, GSBC offers specialized services as a Certified Development Company (CDC). Established in 1989, GSBC is dedicated to the success of Georgia small businesses and administers the SBA 504 Loan Program throughout the state.

GSBC has helped secure more than $14 billion in total 504 projects approved, contributing to the creation of over 76,000 jobs as reported in their September 30, 2024 statistics.

Their streamlined 6-step process includes:

1. Meeting with a GSBC Business Development Officer
2. Underwriting
3. SBA approval
4. Loan closing
5. Loan funding
6. Ongoing loan servicing

Additional Programs Through GSBC

Beyond standard SBA 504 loans, GSBC offers several specialized programs:

SBA 504 Refinance Program: Allows businesses to refinance existing commercial real estate debt or 504 debt with benefits like lower interest rates, fixed rates up to 25 years, and cash-out options for eligible business expenses

GSBC 504 Velocity Bridge Loan Program: Provides bridge financing to cover the second lien loan (typically 30-40% of project cost) before permanent SBA takeout, minimizing risks for banks and third-party lenders

Direct Lending Program: Offers loans from $50,000 to $400,000 with fixed or variable market rates based on credit risk, providing financing when the SBA is unable to assist and offering longer terms than conventional financing

VetLoan Advantage Plus: For businesses owned by veterans or their spouses, offering benefits like reduced processing fees (from 1.5% to 1.0%) and payment of half the Third Party Lender Fee (up to $3,000)

Making Your Decision

When choosing between SBA 504 and 7(a) loans for your Georgia business:

• Assess your primary financing need: Real estate/equipment acquisition points toward 504; working capital or business acquisition suggests 7(a)
• Consider your cash flow requirements: 504 loans generally offer lower down payments and potentially lower fixed rates
• Evaluate your timeline: Both loan types have different processing requirements and timeframes
• Consult with experts: Working with a CDC like GSBC can help navigate the complexities of SBA 504 loans

Next Steps

If you're a Georgia business owner interested in exploring SBA 504 loan options:

• For SBA 504 loans, contact GSBC directly at (404) 209-2600 or info@ga504.com
• Schedule a no-risk consultation with a loan officer to evaluate your specific situation
• Download application materials from their website to begin the process

With careful consideration of your business needs and proper guidance, you can secure the right SBA loan to support your Georgia business's growth and success.

Frequently Asked Questions on SBA 504 vs. SBA 7(a)

What's the main difference between SBA 504 and 7(a) loans?

SBA 504 loans are specifically for purchasing fixed assets like real estate and equipment with low down payments and fixed rates, while 7(a) loans are more versatile, covering everything from working capital to business acquisitions with potentially variable rates.

How much down payment is required for each loan type?

SBA 504 loans typically require only 10% down payment from the borrower, while SBA 7(a) loans generally require 10% or more, depending on the lender's requirements and the business's financial situation.

Can I refinance my existing business debt with these SBA loans?

Yes, both loan types offer refinancing options. SBA 504 loans can refinance commercial real estate debt with fixed rates up to 25 years, while SBA 7(a) loans can refinance various types of business debt as part of their more flexible structure.

What are the current interest rates for SBA 504 loans in Georgia?

As of April 2025, GSBC reports SBA 504 loan rates of approximately 6.437% for 25-year debentures, 6.457% for 20-year debentures, and 6.348% for 10-year debentures. These rates are fixed for the life of the loan.

Does my business qualify for an SBA loan?

For SBA 504 loans, your for-profit business must have a net worth under $20 million and net profit under $6.5 million. SBA 7(a) loans have similar but generally less strict requirements. Certain businesses like non-profits, lending institutions, and gambling operations are ineligible for both programs.

For more information about SBA 504 loans in Georgia, contact Georgia Small Business Capital at (404) 209-2600 or info@ga504.com.

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