SBA 504
Loan Program

Application Package Program Brochure
Borrower Guide Banker Guide Manufacturing Loans
Up To
$
5
M
Debenture
Amounts
Up To
25
Year
Amortization
Up To
 
90
%
Financing

Funding to Help the Borrower and the Bank

To help small businesses save on financing costs, the SBA 504 program is a long-term, fixed-rate financing tool designed to provide attractive financing options for small businesses in need of expansion and/or purchases. Terms are up to 25 years.

What is the SBA 504 Loan Program?

This video provides a clear, concise breakdown of the SBA 504 Loan Program, the ideal solution for acquiring commercial real estate and major equipment.

Peter Shand, President & CEO of BDC, covers the essential details, including:

  • Purpose: Exclusively for major fixed assets, such as owner-occupied real estate and long-term equipment.
  • Down Payment: Allows the borrower to enter ownership with as little as a 10% down.
  • Terms & Rate: Features fixed rates - often below market - with long repayment terms of up to 25 years for real estate and 10 years for equipment.
Watch SBA 504 FAQ Explore all FAQs
BDC provides the SBA 504 Loan Program through its associated company Certified Development Corporation(CDC). CDC is a private, non-profit corporation designed to encourage economic development in South Carolina by working with the SBA and private sector lenders to provide attractive financing options for small businesses in need of expansion and/or acquisitions of long term assets such as real estate and long-life equipment.
As of 02/6/2026
5.805 %25-Year 504 Loan Rate
5.560 %25-Year Manufacturers Rate
6.75 %Prime Rate

Refinance Commercial Mortgage and Eligible Business Debt

Small business owners and bankers can now take advantage of the SBA's permanent change to the 504 Loan Program allowing for the refinance of eligible business debt. This is an essential tool to lower monthly debt obligations and access equity in commercial real estate.

The update to this program provides small businesses with competitive, full term, fixed interest rate refinancing with repayment terms of 25 years for up to 90% of the appraised value of commercial real estate property.

In addition, and only via this program, can an SBA 504 loan be used to refinance eligible business operating expenses (cash-out option).

SBA 504 Loans are
Available Through CDC via our Member Banks

Member Banks Contact Us

Overview

Funding to Help the Borrower and the Bank


  • FIXED
    RATE FINANCING

  • DEBENTURE AMOUNTS OF
    $100 THOUSAND TO $5 MILLION

  • UP TO
    25 YEAR AMORTIZATION

  • UP TO
    90% FINANCING

  • LOW
    FINANCING COSTS

  • JOB
    CREATION AND RETENTION

Proceeds must be used for a business purpose which includes (but is not limited to) the following:

CONSTRUCTION OR RENOVATION
PURCHASE OF LAND AND BUILDINGS
MANUFACTURING EQUIPMENT
REFINANCE

For Borrowers

  • Low down payment to preserve capital
  • Fixed, long-term interest rate to help manage cash flow
  • Collateral usually limited to assets being financed

For Lenders

  • Less paperwork than a 7(a) loan
  • Potential to use SSBCI in interim loan
  • Retain client and ancillary banking services
  • CRA credit opportunity for each loan

Authorized Areas

Authorized Areas Map

Authorized Areas of Operations

Proceeds to be used for a business located in South Carolina, portions of Georgia and North Carolina.

Guidelines

504 Calculator

504 Project Worksheet Dollar Amount Project % Term Rate Payment Amount
Owner Equity:

Bank:
1st Loan

CDC of SC:
2nd Loan

When I started my business eleven years ago, I was overwhelmed. And over the past several years, I oftentimes wondered how and where to go to obtain financing to grow and expand my daycare.

As I began exploring my options, BDC came to me and guided me through the entire process, with a method that was easy to follow and without complications. I highly recommend BDC to all fellow entrepreneurs, as they have empowered my success.

Dorothy Hunter, Owner
Carolina Kids
Anderson, SC
Rob Evans
Senior Vice President, SBA & SSBCI Lending Officer
803.744.0308
803.744.0608
Email Rob