How long does it take to buy commercial property?

Commonly thirty to ninety days from an accepted contract, depending on the due diligence period, the environmental report, the lender's appraisal and underwriting, and any tenant estoppels or approvals.

What is a Phase I environmental site assessment?

A review of a property's history and records for signs of contamination, done to a recognized industry standard. Lenders usually require one, and it is the buyer's main protection against inheriting an environmental problem.

How much do I need to put down on a commercial property?

It depends on the lender, the property and the program. Conventional commercial loans usually need a larger down payment than home loans; SBA 504 loans need less for eligible owner occupants. Consult a lender for your figures.

Guide

How to Buy Commercial Real Estate in Florida

Name: How to Buy Commercial Real Estate
Brand: BreakThru Realty

First decide what you are buying: a building for your own business or an income property for its leases. It matters because the two purchases are underwritten, financed and inspected differently. Then the process runs the same way: a letter of intent, a contract with a due diligence period, a review of the income, the building, the environment, the title and the zoning, the financing and the closing.

Ask a Commercial Specialist · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Owner User or Investor

An owner user buys space to run a business and cares about location, layout, parking, zoning for its use and the cost compared with leasing. An investor buys the income: the leases, the tenants' credit, the remaining terms, the expenses and what the market will pay for that income. Many buildings suit both; knowing which buyer you are decides what you check first.

The Letter of Intent

Commercial deals usually start with a nonbinding letter of intent setting the price, the deposit, the length of the due diligence period, the financing contingency, the closing date and who pays which costs. It is where the important terms are won; the contract that follows writes them down.

Due Diligence

During the inspection period you review the rent roll against the leases, the operating statements against the bank records, tenant estoppel letters, a property condition assessment of the roof, structure, mechanical and parking, a Phase I environmental site assessment, the survey, the title commitment and the zoning for the current and intended use. Order the long lead items, such as the environmental report and the survey, on the first day.

Financing

Conventional commercial lenders size the loan to the property's income and to its value, and usually ask for a larger down payment than a home loan. An owner occupied building can be financed with an SBA 504 loan only by a business whose owners are all U.S. citizens or U.S. nationals living in the United States (since March 1, 2026); other buyers use conventional commercial loans. Seller financing and private lenders fill gaps. Ask lenders for terms before you sign the letter of intent, so the financing contingency is realistic.

Closing Costs and Taxes

In Florida the deed carries documentary stamp tax, a new mortgage carries documentary stamp and intangible taxes, and title insurance, the survey, inspections, the appraisal and legal fees add to the bill. Property taxes are reassessed after a sale of non homestead property, so underwrite the taxes the new owner will pay, not the seller's. Florida repealed the state sales tax on commercial rent as of October 1, 2024; confirm local treatment with a tax adviser.

How BreakThru Realty Represents Buyers

A licensed BreakThru Realty agent searches the market statewide, requests the financials and leases, models the income and the costs, negotiates the letter of intent and the contract, and coordinates the inspections, the lender, title and closing. How your agent is paid is agreed in writing before the search starts.

See the Listings

Ask a Commercial Specialist

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Your Next Commercial Buyer May Already Be Working With BreakThru Realty

Investors, owner users and business owners across Florida work with BreakThru Realty with defined requirements: the asset type, the size, the location, the price and the return they need. If you own commercial property, a broker can review it against those requirements before you list, and if no buyer on file fits, explain the marketing that reaches the rest of the market.

Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer · Discuss Selling With BreakThru Realty

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Frequently Asked Questions

How long does it take to buy commercial property?: Commonly thirty to ninety days from an accepted contract, depending on the due diligence period, the environmental report, the lender's appraisal and underwriting, and any tenant estoppels or approvals.
What is a Phase I environmental site assessment?: A review of a property's history and records for signs of contamination, done to a recognized industry standard. Lenders usually require one, and it is the buyer's main protection against inheriting an environmental problem.
How much do I need to put down on a commercial property?: It depends on the lender, the property and the program. Conventional commercial loans usually need a larger down payment than home loans; SBA 504 loans need less for eligible owner occupants. Consult a lender for your figures.