SBA 504 loan payment calculator
An SBA 504 payment combines a bank loan and a CDC debenture. The usual split is 50% bank, up to 40% CDC, and at least 10% from the borrower. The borrower share is 15% if the business has operated two years or less, or the building is limited-purpose, and 20% if both are true.
Estimate as of Oct 2026. Actual rates and fees are set by the lender, and SBA rules change.
504 borrower contribution
| Situation | Borrower | Bank | CDC |
|---|---|---|---|
| Established business, general-purpose property | At least 10% | 50% | Up to 40% |
| Operated 2 years or less, or a limited-purpose building | At least 15% | At least 50% | Up to 35% |
| Both of those are true | At least 20% | At least 50% | Up to 30% |
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How we calculate this
The monthly payment uses standard amortization: payment = principal × monthly rate ÷ (1 − (1 + monthly rate) ^ −months). A 0% rate spreads the principal evenly. A $0 amount is a $0 payment. Dollars round to the nearest $1. The 504 estimate amortizes the bank portion and the CDC portion separately.
- 7(a) maximum loan, SBA Express cap, guaranty percents, maturity, variable-rate spreads, upfront fee policy, annual service fee (cannot be charged to the borrower), and prepayment. Checked 2026-10-27.
- 7(a) maximum loan amount of $5 million on the borrower page. Checked 2026-10-27.
- SOP 50 10 8.1 Appendix 18 variable-rate spreads, and 504 contribution, debenture, and term rules. Checked 2026-10-27.
- October 2026 maximum fixed rates (15% / 14% / 13% / 12%) and the 7.00% prime used on that table, row dated October 1, 2026. Checked 2026-10-27.
- Lender annual service fee of 0.55% for 7(a) loans approved March 27, 2025 through September 30, 2027. Checked 2026-10-27.
- 504 maximum of $5.5 million, terms of 10, 20, and 25 years, and fees of about 3% of the debt. Checked 2026-10-27.
- 504 borrower contribution of 10%, 15%, or 20% (13 CFR 120.910). Checked 2026-10-27.
The FY2027 upfront guaranty fee schedule was not on sba.gov on October 27, 2026, so this page does not fill those percents in. The October 2026 504 debenture rate was not on sba.gov either. Enter the rate your CDC quotes.
Questions
How much down payment does a 504 loan need?
At least 10% of the project cost. It is at least 15% if the business has operated for two years or less, or the project is a limited- or single-purpose building. It is at least 20% if both are true. That rule is 13 CFR 120.910.
How is a 504 project split?
A bank usually provides 50%. The CDC debenture covers up to 40% when the borrower puts in 10%, up to 35% when the borrower puts in 15%, and up to 30% when the borrower puts in 20%. This estimate uses those caps. A larger bank share would shrink the CDC portion.
What are the 504 term and amount limits?
Debenture terms are 10, 20, or 25 years. The minimum debenture is $25,000. Most projects stop at a $5,000,000 gross debenture. Small manufacturers and eligible energy public policy projects can go to $5,500,000. sba.gov also lists the program range as $25,000 to $5.5 million.
What rate does the 504 debenture use?
SBA does not publish one borrower rate on sba.gov. The rate is set when the debenture is sold, and your CDC confirms it. The rate field starts empty. SBA says fees total about 3% of the debt and may be financed, so the fee field starts at 3. Edit both.
Is the calculator result a loan offer?
No. Every figure is an estimate. Your CDC and your bank set the real rate, fees, and structure. FundPlenty does not make loans.
Related
Your lender sets your actual rate, fees, and down payment. This isn't a loan offer.
FundPlenty isn't a tax, legal or financial advisor.
FundPlenty isn't affiliated with or endorsed by the U.S. Small Business Administration.