Mid-Atlantic · Virginia · Office · First lien
Office hard money loans in Roanoke, VA.
First-position office loans in Roanoke, Virginia (VA) — typically $1M–$5M, larger considered — for acquisitions, maturities, bridge and value-add plans. Reviewed and decided directly by the principals.
Stokley Intelligence · Updated September 2026
Office Market 2026: Vacancy & Distress
A structured view of the developments shaping the U.S. office market—and the situations those developments may create for owners, lenders and investors.
Roanoke market context
The Roanoke economy behind the collateral.
Roanoke serves as a regional hub for healthcare, rail history, and logistics in southwestern Virginia.
Financing situations here include healthcare-adjacent commercial development and repositioning of older downtown assets.
Economic anchors
- Carilion Clinic
- Norfolk Southern historic rail operations
- Virginia Tech Carilion research base
Office underwriting
What we look at first.
- In-place tenancy, WALT and rollover schedule
- Basis relative to replacement cost and recent trades
- Leasing costs and the realistic absorption timeline
- Building systems, amenities and competitive position
- Alternative-use or conversion potential
Situations
Office loans we see in Roanoke.
- Loans maturing into a market where banks will not refinance
- Discounted acquisitions that need to close quickly
- Lease-up capital after a major tenant departure
- Medical office and owner-user transactions
Selling a office property in Virginia? Stokley also buys real estate as a principal. Submit it for acquisition.
Hard money lending guidelines
Asset-based financing. We focus on the property's value and the owner's equity, not a credit score. Low credit does not rule out a request. Every deal is subject to underwriting.
- Annual rate
- From 11.5%
- Origination
- From 2% of the loan amount
- Term
- 6 to 12 months
- Payments
- Interest only
- Loan-to-value
- Up to 70%
- Lien position
- First position only
Third party closing costs are separate.
Every term sheet is different. Every deal goes through underwriting and has specific terms. These are guidelines, not a commitment to lend.
Request loan terms
Roanoke, VA office loan request.
Questions
Roanoke, VA office loans, answered.
- Does Stokley Capital make office loans in Roanoke, VA?
- Yes. We make first-position office hard money and bridge loans in Roanoke, Virginia (VA), typically $1M–$5M, with larger loans considered.
- What drives the Roanoke market?
- Roanoke serves as a regional hub for healthcare, rail history, and logistics in southwestern Virginia.
- What should a Roanoke office loan request include?
- Property address, loan amount and purpose, current income and occupancy, existing debt, the business plan and the deadline. Rent rolls and operating statements help but are not needed for a first read.
- Are you a broker?
- No. Stokley Capital is a private real estate owner-operator that provides business-purpose loans. Decisions are made by the principals.
Nothing on this website is an offer to lend or a commitment of capital. All loans are subject to underwriting, due diligence, documentation and approval. Published lending guidelines are for general guidance only. Every deal goes through underwriting and has specific terms.
Next step
Financing office in Roanoke?
Send the property, amount and deadline. A principal will respond directly.