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Loan Amounts

$25,000 to $3,000,000

Interest Rates

10% to 18%

Max Loan-To-Value

65%

Max Loan-To-Cost

80%

Origination Fees

2% to 3.75%

Loan Terms

12 months to 360 months

Lien Position

  • 1st

Loan Purpose

  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Invest in a Business
  • Business Working Capital
  • Value Add Project
  • Development Project

Property Occupancy

  • Vacant
  • Tenant Occupied 100%
  • Tenant Occupied Partial
  • Owner Occupied Commercial
Minimum Occupancy Percentage

0%

Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property
  • Commercial Property Ground Lease

Property Types

  • 2-4 Units Residential
  • Adult Day Care
  • Agricultural
  • Assisted Living Facility
  • Auto Dealership
  • Auto Repair
  • Bed and Breakfast
  • Car Wash
  • Child Day Care
  • Cinema
  • Club
  • Commercial Condominium
  • Commercial Land
  • Community Center
  • Condominium
  • Equestrian
  • Gas Station
  • Golf Course
  • Gym
  • Healthcare
  • Hostel
  • Hotel
  • Industrial
  • Mixed-Use
  • Mobile Home Park
  • Motel
  • Multifamily
  • Night Club
  • Office
  • Parking Lot
  • Place of Worship
  • Portfolio of Commercial Properties
  • Portfolio of Residential Properties
  • RV Park
  • Ranch
  • Religious Facility
  • Residential Land
  • Retail
  • Senior Housing
  • Single Family Residence
  • Sports Facility
  • Storage Facility
  • Student Housing
  • Theater
  • Timberland
  • Vehicle Parking
  • Winery

Loan Types

  • Private Money
  • Hard Money
  • Commercial Bridge
  • Residential Bridge
  • Commercial Long-Term

Specialty Loan Types

  • Note Purchase
  • Reverse 1031 Exchange
  • Discounted Note Payoff
  • Foreclosure Bailout
  • Commercial Permanent Financing

Agribusiness Loan

Land Loan

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Retail Land
  • Hospitality Land
  • Agricultural Land
  • Special Purpose Land

Will Consider Land That is NOT Entitled

yes

Max LTV for Land

50%

Max LTC for Land Acquisition

50%

Purchase Loan

Max Loan-To-Purchase Price

60%

Borrower Must Have Property Under Contract

no

Will Provide Proof of Funds Letter

no

Will Consider Lending on Purchase from Auction

no

Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Subject Property
  • Equity in Another Investment Property
  • Seller Financing
  • Family

Details and Requirements

Typical Closing Time (Days)

14

Fastest Closing Time (Days)

1

Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only
  • Amortized

Pre Payment Penalty

no

Will lend to a foreign national

yes

Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage

yes

Will Consider Collateralizing Multiple Properties in One Loan

yes

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered

  • Individual(s)
  • LLC
  • Limited Partnership
  • Trust
  • Corporation
  • Non-Profit Corporation
  • Self-Directed IRA

Documentation Required

  • Credit Report
  • Loan Application

Personal Guaranty (Recourse) Required

Always

Credit Check Required

no

Appraisal Required for Residential Property

Sometimes

Appraisal Required for Commercial Property

Sometimes

Broker Price Opinion (BPO) Accepted for Residential Property

Sometimes

Broker Price Opinion (BPO) Accepted for Commercial Property

Sometimes

Fees

Fees which are mandatory for all new borrower clients

  • Title Fee

Fees which are charged upfront prior to loan closing

  • Legal Fee
  • Appraisal Fee

Founded in 1992 by Jim Murnane, Pinnacle Mortgage Company (PMC) is a full service commercial mortgage banking firm.  PMC is a Direct Private Lender for hard money/asset based loans for Texas commercial and investment real estate. The company  has funded over $120MM since inception.  PMC also acts as an intermediary in arranging debt and/or equity for all types of real estate across the United States.  Over the past 20 years PMC has arranged financing/debt for almost $800MM with the majority of the transactions being less than $3MM.

Pinnacle Mortgage Company is a private commercial real estate lender based in Houston, Texas specializing in small balance commercial real estate loans.  When the company was founded in 1992, its original focus was as an intermediary in arranging debt and/or equity for all types of real estate across the United States.  Loans are funded through various sources including large money center banks, life insurance companies, FNMA, mortgage conduits, and Federal credit unions.  Pinnacle soon realized there was a need in the real estate community for alternative financing solutions for borrowers who might not otherwise qualify for typical bank, mortgage conduits, or life insurance company financing.  Pinnacle Mortgage Company made its first hard money in late 1992 and has grown its portfolio every year since inception.

Pinnacle Mortgage Company is a respected and serious participant in a unique commercial lending market.  We provide quality service and expedient loan closings using a common sense approach to underwriting.  We structure our private money loans to meet the specific needs of our borrowers with efficiency in execution.

We pride ourselves on building long term, ongoing relationships with our clients by using our ability to be flexible and creative when underwriting and processing commercial loan requests.  Our ability to act as an intermediary to the capital markets and serve as a direct hard money lender enables us to provide the best possible financing solution for our clients.

Year Established

1992

Office Locations

2825 Wilcrest, Suite 570, Houston, TX 77042

Primary Capital Source

  • Own Funds

Alternative Capital Sources

  • Bank Pledge of Individual Mortgages

Loan Structure for Majority of Loans

  • Own Balance Sheet

Percentage of company’s lending business focused on private mortgage

90%

Company’s Other Business Activities Besides Private Mortgage Lending

  • Commercial Mortgage Brokerage

Percentage of Loans Secured by Commercial Property

50%

Percentage of Loans Secured by Residential Property

50%

Percentage of Residential Property Loans Which are Fix and Flip

5%

Percentage of Residential Property Loans Which are Buy and Hold

15%

Percentage of Loans Secured by Land

15%

Jim Murnane

Owner

Jim Murnane is the owner/founder of Pinnacle Realty Advisors, Inc. dba Pinnacle Mortgage Company. He is a seasoned real estate veteran who entered the real estate business as a commercial real estate appraiser in 1984. Mr. Murnane was a senior staff appraiser for Osenbaugh, Fox and Associates, that at the time was one of the oldest and most respected appraisal firms in Houston. In 1990, Mr. Murnane became the Southwest Regional Manager with American Appraisal Associates, the largest valuation firm in the world with thirty offices in the United States and eight worldwide offices. Mr. Murnane is a graduate of the University of Houston with a Bachelor’s Degree in Business Administration with a concentration in Finance. He earned a MAI designation from the Appraisal Institute in 1990 and is a licensed Texas real estate broker.

License Information
Texas Real Estate Commission - Broker #351432
Before You Contact Us

Our Minimum Loan Amount Is

$25,000

What We Do

  • Investment Properties in Texas
  • Residential & Commercial Real Estate
  • LTV up to 65% for improved property
  • 35%+ Cash Required for Purchase
  • Land Loans up to 50% LTV

Not Available

  • NO 100% Financing
  • NO Homesteads (owner-occupied)
  • NO Ground-Up Construction Loans

Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.

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If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.

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how will the loan be paid off?

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