Current SBA 504 rates · September 2026 SBA 504 historical rates → Las Vegas (702) 877-9111Reno (775) 770-1240
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Costs

SBA 504 Loan Fees, Itemized

SBA 504 loan costs include CDC processing, SBA guaranty and funding fees, central servicing agent fees, and standard closing costs such as appraisal and environmental review. Most fees are financed into the loan rather than paid up front. The effective rate published by a CDC already includes the ongoing fees.

What the fees actually are

Half a minute on the one-time fees rolled into the loan and the ongoing ones already inside the effective rate.

NSDC explainer film.

One-time fees, financed into the loan

These are charged on the SBA portion (the debenture) and added to it, so they're paid over the life of the loan rather than at closing.

FeeAmountSet by
CDC processing fee1.5% of the debenture13 CFR 120.971
SBA guaranty fee (one-time)0.50%SBA fee notice, FY2026
Funding fee0.25%SBA
Underwriter's fee0.4%SBA
CDC closing feeUp to $10,000, actual costsSOP 50 10 8

Together the financed fees come to roughly 3% of the SBA portion. On a $400,000 debenture that's about $12,000, spread across the term.

Ongoing fees, already in the effective rate

FeeAnnualNotes
SBA annual guaranty fee0.209%FY2026; changes each October
CDC servicing fee0.625% to 2%Set per CDC within the SBA's range

When NSDC publishes an effective rate, these are already inside it. That's the number to compare with a bank's quote. This month's effective rates, and how note rate differs from effective rate.

Bank-side and third-party costs

  • Third-party lender participation fee: 0.50% of the bank's first mortgage, paid by the bank to the SBA (some banks pass it on; ask).
  • Appraisal, environmental review, title and legal: real costs, paid at closing, and outside the calculator's payment figure.
  • The bank's own origination fee, if any, on its first mortgage.

What changes, and when

The SBA resets its guaranty fees every federal fiscal year, on 1 October. The figures above are FY2026; the FY2027 notice supersedes them on 1 October 2026, and this page is re-verified that week. A page that shows a fee without a fiscal year is a page you can't rely on.

Questions

Do I pay the fees at closing?
The one-time SBA and CDC fees are financed into the debenture. Appraisal, environmental, title and legal are paid at closing like any commercial purchase.
Are fees higher than a conventional loan?
Often, in dollar terms on the SBA portion, and they buy a fixed rate for up to 25 years and a 10% down payment. The comparison that matters is total cost over the hold, which the 504 vs conventional page works through.

This page is for general informational purposes only and does not constitute legal, tax, or financial advice. Fees are set by the SBA and change annually; verified September 2026.