The commercial mortgage maturity wall, roughly $1.2 trillion in loans coming due in 2025-2026 per the Mortgage Bankers Association, is the best distressed-asset buying window I've seen since 2009. These older loans carry average rates of 4.59-4.91%, but refinancing today runs north of 6%, and that math forces overleveraged owners to the exit.
The refinancing gap: about $1.2 trillion in commercial loans mature through 2025-2026 into 6%-plus refinancing rates, a 150-200+ basis point jump from their 4.59-4.91% legacy rates.
Four ways in for buyers with capital: direct purchases from distressed sellers, note purchases, rescue capital, and loan assumptions.
Lenders are loosening up: only 9% of banks reported tightening in June 2025, down from 67.4% in April 2023.
The window opens widest in Q1-Q2 2026, when the biggest wave of maturities lands.
Office is the most exposed, with high vacancy and falling NOI; industrial feels the maturity wall the least.
Commercial mortgage maturity wall is a large volume of commercial mortgage loans all coming due in a short stretch, which tends to create refinancing trouble and distressed selling when market rates or property values have moved against the borrower.
Average rate on maturing loans is 4.59-4.91% (Mortgage Bankers Association) against refinancing above 6% today, a 150-200+ basis point gap.
Four ways for buyers to get in: direct purchases from distressed sellers, note purchases, rescue capital, and loan assumptions.
Banks are easing fast: only 9% tightening in June 2025 (Federal Reserve SLOOS), down from 67.4% in April 2023.
Peak of the window is Q1-Q2 2026, when the largest wave of maturities hits.
The maturity wall, and why it opens a door for buyers
Commercial real estate is staring down its worst refinancing squeeze in more than a decade. The Mortgage Bankers Association counts about $1.2 trillion in commercial mortgage loans coming due through 2025 and 2026, and for a lot of borrowers the numbers just don't pencil.
What the numbers say
The average rate on maturing loans runs 4.91% for loans coming due in 2025 and 4.59% for loans due in 2026.
Refinancing today is above 6.0% for most borrowers, and plenty of deals price in the 6.5-7.0% range depending on property type and leverage.
That 150-200+ basis point jump in debt service hits cash flow right away. A property that threw off positive leverage at 4.5% can go cash-flow negative at 6.5%.
Who feels it
The maturity wall doesn't hit every property type the same:
| Property Type | Stress Level | Key Factor |
|---|---|---|
| Office | Most Challenged | 17% vacancy (all-time high per CBRE), declining NOI from remote work |
| Multifamily | Moderate Stress | Peak-pricing acquisitions with floating-rate debt facing rate resets |
| Retail | Selective Stress | Neighborhood centers strong; regional malls and secondary locations challenged |
| Industrial | Least Impacted | Strong fundamentals and rent growth maintaining values |
Where the openings are
If you've got capital, this environment gives you several ways in.
1. Direct purchases from distressed sellers
Owners who can't refinance and won't put in more equity have to sell. This isn't 2008-2009. Today the distress comes from the capital structure, not from broken properties, so you can buy good assets at a discounted basis.
Signs of a motivated seller:
- Loan maturing within 6-12 months
- Floating-rate debt with expired rate caps
- Overleveraged, above 70% LTV at current values
- Sponsors up against fund lifecycle deadlines
2. Note purchases
Banks and CMBS servicers are more willing now to sell non-performing or sub-performing loans at a discount. Buy the note and you can either work it out with the borrower or foreclose and take the property at a good basis.
3. Rescue capital and preferred equity
Some borrowers just need gap capital to cover a refinancing shortfall. Preferred equity, usually structured at 12-15% returns with equity kickers, can pay well on a risk-adjusted basis and let the owner keep the asset.
4. Assumptions
A property with assumable, below-market debt is worth more than it looks. A 4.5% loan carries real embedded value against originating new debt at 6.5%. Go look for assumption candidates on purpose.
Credit is loosening up
One of the better signs for CRE buyers right now is banks getting easier. From the Federal Reserve's Senior Loan Officer Opinion Survey, the share of banks tightening standards ran 67.4% in April 2023, 30.3% in April 2024, and just 9% in June 2025.
When banks stop tightening, capital values in commercial real estate have usually followed higher. Credit opens up, deals close, and price discovery gets cleaner.
A Worcester County example
Take a hypothetical industrial building in Worcester County.
Bought in 2021 for $10,000,000, with a $7,000,000 loan at 70% LTV and 4.25%, running about $413,000 a year in debt service.
By 2025 the loan is maturing, the owner can't refinance at 6.5% without writing a big check, and NOI has grown to $750,000 (up from $650,000 at acquisition). At a 6.5% cap that's about $11.5M in value.
Here's the buyer's move: negotiate the purchase at $9.5M off a motivated seller, finance at 60% LTV ($5.7M) at 6.25%. Your basis is 17% below current market, you've got positive leverage from day one, and a 7.9% cash-on-cash return.
My read on timing
I expect this window stays open through mid-2026, with the most activity in Q1-Q2 2026 as the biggest wave of maturities comes due. By late 2026, once Fed rate cuts settle in and refinancing gets easier, the distressed inventory thins out and pricing normalizes.
What I'd tell investors to do:
1. Have your cash ready now so you can move fast.
2. Line up your banking relationships, because a pre-approved credit line lets you close quick.
3. Watch the maturity schedules, tracking CMBS and bank loan maturities in your target markets.
4. Underwrite conservatively, and focus on good properties that were simply overleveraged.
5. Move when it's there, because the best deals trade fast.
Lornell Real Estate is actively tracking distressed opportunities across Central Massachusetts. Contact us to discuss specific situations.
Limitations: Market data, projections, and trend analyses reflect conditions at publication. Commercial real estate markets are inherently cyclical, and submarket and property-level performance can diverge significantly from the regional averages cited. Demographic data, employer information, and regulatory conditions are subject to change. This article does not constitute investment advice. Conduct property-specific due diligence and consult qualified professionals before making investment decisions.
Sources & References
- CBRE
- Federal Reserve
- Federal Reserve SLOOS
- Mortgage Bankers Association
This article cites data from the sources listed above. For the most current figures, consult the original publications directly.
Data current as of publication date. Market conditions, rates, and regulations may have changed. Consult a qualified commercial real estate professional before making investment decisions.
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