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Meet Bill Rapp

NMLS ID # NMLS # 228246

William Rapp, based in Houston, TX, US, is currently a Capital Advisor at Medallion Funds, bringing experience from previous roles at eXp Commercial, NEXA Mortgage, Viking Enterprise LLC and Sun Realty - Houston. William Rapp holds a 1997 - 2001 BBA in Finance @ Texas A&M University. With a robust skill set that includes REO, Sellers, SFR, FHA financing, Reverse Mortgages and more, William Rapp contributes valuable insights to the industry.

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🏢💰 CRE Financing Is Thawing: Why Regional Banks Are Re-Entering the Market (Cautiously)

🏦📈 Regional Banks Are Back in CRE Lending — What It Means for Smart Borrowers in 2026

Bill Rapp, Commercial Mortgage Broker

January 28, 2026•2 min read

🏦📈 Regional Banks Are Back in CRE Lending — What It Means for Smart Borrowers in 2026

🏢💰 CRE Financing Is Thawing: Why Regional Banks Are Re-Entering the Market (Cautiously)

Regional Banks Are Quietly Re-Entering CRE Lending — And the Math Finally Works Again

After nearly three years of retrenchment, regional banks are cautiously re-entering the commercial real estate (CRE) lending market. This shift marks a meaningful inflection point for borrowers who survived the post-2022 credit contraction and are now seeing refinancing and acquisition math improve as interest rates ease.

For commercial property owners, investors, and developers, this does not mean a return to loose underwriting. Instead, it signals a more disciplined, cash-flow-driven lending environment—one that rewards strong assets, conservative leverage, and realistic valuations.

Why Regional Banks Pulled Back After 2022

The Federal Reserve’s aggressive rate-hiking cycle fundamentally disrupted CRE lending economics. Higher capital costs, widening cap rates, and office-sector stress forced many banks to:

·Reduce loan originations

·Shrink CRE exposure

·Prioritize balance-sheet preservation

As refinancing risk rose—particularly for office and highly leveraged multifamily assets—regional banks chose caution over growth.

What Changed in 2025–2026?

According to recent earnings calls, bank executives are seeing stabilization driven by:

·Lower interest rates improving debt-service coverage

·Tighter underwriting standards reducing downside risk

·More conservative deal structures restoring lender confidence

Several institutions explicitly stated that “the math is starting to work again.”

Lenders including Regions Financial, First Horizon, KeyCorp, and PNC Financial reported early signs of CRE loan growth—particularly tied to refinancing activity in multifamily and industrial assets.

Meanwhile, M&T Bank and U.S. Bancorp emphasized slowing portfolio runoff, reduced office exposure, and improving credit quality.

What This Means for CRE Borrowers Today

For borrowers, this is not a green light to push leverage—it’s a window to restructure intelligently.

Regional banks are selectively lending where:

·Cash flow is durable

·Loan-to-value ratios are conservative

·Assets align with lender concentration limits

Multifamily and industrial continue to lead, while office lending remains highly selective and location-specific.

Why Brokers Matter More Than Ever

As banks re-enter with discipline, deal positioning matters more than rate shopping. Borrowers who understand lender credit boxes—and can structure deals accordingly—are the ones getting funded.

At Medallion Funds, we’re seeing:

·More regional bank term sheets

·Better refinance proceeds on stabilized assets

·Increased lender competition on strong deals

But only when underwriting assumptions are realistic and defensible.

The Bottom Line

Regional banks are no longer retreating—but they aren’t chasing volume either. This is a measured normalization, not a boom.

For prepared borrowers, this environment creates opportunity:

·Refinance maturing debt

·Reset capital stacks

·Position assets for long-term stability

If you’re approaching a loan maturity or evaluating financing options in 2026, now is the time to reassess your strategy—before credit tightens again.

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Bill Rapp - Commercial & Residential Mortgage Broker

Whether you're a first-time homebuyer, a seasoned investor, or a business owner with ambitious plans, securing the right financing is crucial. At Medallion Funds, we take the guesswork out of mortgages, offering a comprehensive suite of residential and commercial loan options to fit your unique needs. Looking for Your Dream Home? We understand the excitement and challenges of navigating the residential real estate market. Our experienced mortgage brokers will guide you through every step, from pre-qualification to closing. We offer a variety of loan programs to suit your financial situation, including: • Fixed-rate mortgages: Offering stability with predictable monthly payments. • Adjustable-rate mortgages (ARMs): Providing competitive rates for a set period. • FHA loans: Making homeownership accessible with lower down payments. • VA loans: Rewarding veterans with attractive rates and flexible terms. Investing in Your Business Future? Growth often requires capital, and we can help you unlock the potential of your commercial property. Our brokers specialize in a wide range of commercial loan options, including: • Purchase loans: Financing the acquisition of new buildings or land. • Construction loans: Facilitating the development of your project. • Refinance loans: Restructuring your existing mortgage for better terms. • SBA loans: Providing access to government-backed financing for qualified businesses. The Medallion Funds Difference: We go beyond simply finding a loan. We take the time to understand your goals and develop a personalized strategy. Here's what sets us apart: • Expertise: Our brokers have a deep understanding of both residential and commercial lending. • Competitive Rates: We leverage our strong lender relationships to secure the best possible terms. • Streamlined Process: We handle the paperwork, keeping you informed every step of the way. • Exceptional Service: We're committed to providing you with a positive and stress-free experience. Ready to Take the First Step? Contact Medallion Funds today for a free consultation. Let's discuss your financing needs and help you achieve your dreams!

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