Commercial Real Estate Loans in Doral: Warehouse, Flex, Office and Owner-User

Short answer

Most Doral warehouse, flex and office purchases are financed with a conventional commercial loan sized on the property's income, or, if your business will occupy at least 51% of an existing building, an SBA 504 or 7(a) loan (7(a) loans go up to $5 million). Doral sits 1 mile from Miami International Airport per the city, and its 2026 adopted millage is 16.9487, so taxes on a $3,000,000 building run about $50,846 a year (example only). Commercial loans are business-purpose loans, subject to credit approval and property eligibility.

Why Doral is a warehouse and logistics market

The City of Doral's own business profile describes the market well. Per the city, as of November 2026:

• Miami International Airport is 1 mile away, the Hialeah intermodal rail yard is 1 mile away and PortMiami is 10 miles away.
• Doral borders three expressways: SR 836, SR 826 (Palmetto) and Florida's Turnpike.
• The city counts over 2,600 trade and logistics companies, over 250 company headquarters and a population of 82,175 (University of Florida BEBR figure cited by the city).

That mix creates steady demand for small-bay warehouse, flex (warehouse with front office or showroom) and office space. It also shapes how lenders look at a Doral deal: they want to see tenants tied to trade, distribution and services, leases that run past the loan's early years, and truck access that works.

For the statewide picture of loan types, NOI and loan-to-value, read our Florida commercial loan guide. The program overview is on our commercial loans page.

Doral zoning: what a warehouse can be used for

Lenders ask whether the current and planned use is legal, so zoning comes first. Doral's code (Chapter 68, as reproduced by Zoneomics; verify against the official code) sets these industrial districts:

• Industrial Commercial (IC), Secs. 68-784 to 68-786: commercial and industrial uses near major roads. Warehouses and professional or medical offices are permitted. Retail and services are limited to 15% of the development.
• Industrial (I), Secs. 68-819 to 68-822: industrial uses, with warehouses and offices permitted and retail only as an ancillary use capped at 15%.
• Industrial Restrictive (I-R), Secs. 68-842 to 68-844: I-district rules with extra limits to protect the city's wellfields. Petroleum storage and uses that could contaminate the ground are prohibited, which matters for auto, fuel or chemical tenants.
• Doral Décor Overlay (Secs. 68-860 to 68-863): off the Palmetto at NW 36th Street, under five miles from MIA per the city. Retail and service uses other than décor showrooms are capped at 25,000 square feet per building.
• Downtown Doral Art District overlay: aimed at adaptive reuse of industrial buildings for light industrial and commercial mixes.

Doral requires a zoning verification before you apply for a Certificate of Use and Business Tax Receipt, and every business also needs a Miami-Dade County local business tax license. If a tenant's use does not fit the district, expect the lender to discount that rent or decline the deal.

Owner-users: SBA 504 and 7(a) in Doral

Many Doral buyers are importers, distributors and service companies buying the bay they now lease. SBA programs are built for them.

• Occupancy (13 CFR 120.131): in an existing building, your business must occupy at least 51% of the rentable space and may lease up to 49% to tenants. In new construction, the floor is 60%.
• SBA 7(a): the SBA lists a maximum of $5 million, usable to buy, refinance or improve real estate.
• SBA 504: for buying, building or renovating buildings and land, and long-life equipment. The SBA says 504 funds may not be used to invest in rental real estate or for speculation.

A common Doral pattern is a flex building with two or three bays: your company takes the largest bay and leases the rest. That can fit SBA if you meet the 51% test. If your business will occupy less, the deal moves to a conventional commercial or investor loan.

Owner-users are underwritten on business cash flow, so expect two to three years of business tax returns, interim financials and a debt schedule, plus the building's leases for any space you rent out.

Investor loans: warehouse, office and apartments

If you are buying a leased Doral building as an investment, the lender sizes the loan on net operating income (rent minus vacancy and operating expenses) and the debt service coverage ratio, then caps it by loan-to-value. Expect requests for:

• A rent roll and copies of every lease, with the expiration dates, renewal options and who pays taxes, insurance and maintenance.
• Two to three years of operating statements, and estoppel letters from tenants confirming their lease terms.
• A commercial appraisal and, for industrial property, an environmental review. In the I-R district, wellfield rules make that review more important.

Office condos and small flex units can sometimes be financed with simpler investor programs; larger multi-tenant buildings go through full commercial underwriting.

Apartments: a Doral building with five or more units is a multifamily loan, underwritten on the rent roll the same way. One to four units, including townhouses and condos bought as rentals, fit our Doral DSCR guide instead. Every one of these is a business-purpose loan; Regulation Z treats credit for rental property the owner does not occupy as business credit, regardless of unit count.

Doral property taxes and closing taxes

The Miami-Dade Property Appraiser's 2026 adopted millage for Doral totals 16.9487 mills. That includes the city's 1.5994 operating rate and 0.3600 debt rate, Miami-Dade fire rescue (2.3965) and library (0.2812) districts, the county and school levies.

Commercial property gets a 10% cap on yearly assessment increases for non-school taxes under F.S. 193.1555, but the cap resets to full just value on a change of ownership or control, including a transfer of more than 50% of the owning entity, and after improvements that raise value 25% or more. Underwrite the buyer's bill, not the seller's.

Closing taxes, as of November 2026:

• Deed stamps in Miami-Dade: $0.60 per $100 plus the $0.45 surtax on anything other than a single-family residence, so $1.05 per $100 on commercial property.
• Note stamps: $0.35 per $100 of the loan. Intangible tax: 2 mills (0.2%) of the loan.

Example only, a $3,000,000 Doral warehouse with a $2,100,000 loan: deed stamps $31,500; note stamps $7,350; intangible tax $4,200. Annual property taxes at 16.9487 mills on $3,000,000 are about $50,846, or $4,237 a month, before non-ad valorem charges.

Flood: Doral is a CRS Class 6 community, so NFIP policies get a 20% discount in the Special Flood Hazard Area and 10% outside it, per the city. Check the FEMA zone for the folio before you price insurance.

Doral is our home market

Quality Mortgage Solutions is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). Our office is at 3105 NW 107th Ave Ste 400-O6, Doral, FL 33172, and President Michael Fernandez (NMLS #1491775) leads the team. We shop commercial, SBA, multifamily and DSCR programs across 100+ lenders, in English and Spanish.

• Send the address, the price, the rent roll or your occupancy plan, and the zoning district if you have it.
• We tell you which lane fits (SBA owner-user, conventional commercial, multifamily or DSCR) before you spend on an appraisal.
• We line up the lender's appraisal, environmental and estoppel requirements with your contract deadlines.

Comparing markets? See our Miami commercial loan guide. Buying a home in the area instead? Visit our Doral mortgage broker page. Rates vary daily; call 305-425-1990 for today's pricing. Subject to credit approval and property eligibility.