Fannie Mae Bulk Delivery Loans
Bulk Delivery is a structuring option rather than a loan. Each property keeps its own mortgage, and the agreement on top lets you substitute, add, and supplement without re-papering anything.
One Agreement, Many Properties
Bulk Delivery is a structuring option, not a loan product. It puts a group of properties under a single Bulk Delivery Agreement, and each property still carries its own single-asset mortgage loan. What the agreement adds is the ability to substitute properties, add properties, and layer supplemental financing across the group without renegotiating the relationship each time.
For a sponsor running a growing portfolio, the value is not in the rate. It is in never having to re-paper the structure when the portfolio changes.
How Big Does the Portfolio Have to Be?
Fannie sets three entry points, and the threshold falls as the property count rises.
| Minimum initial advance | $100 million, or $75 million with at least three properties at closing, or $55 million with at least six properties at closing |
|---|---|
| Property additions | Permitted for three years following closing |
| Loan term | Any term Fannie Mae offers |
| Rate | Fixed, variable, or a combination. Variable-rate loans may be converted to fixed. A cap or other hedge is generally required on variable-rate advances |
| Amortization | Interest-only and amortizing available, based on property performance |
| Maximum LTV | Up to 80%, depending on asset class and product type |
| Minimum DSCR | Generally starting at 1.25x; Multifamily Affordable Housing may start at 1.20x |
| Capacity fees | No unused capacity fees |
| Due diligence fee | $1,500 per property. Substitution, assumption, and review fees may also apply |
| Eligible borrowers | New or repeat Fannie Mae borrowers, all asset classes |
| Prepayment | Flexible options including partially prepayable debt with a property substitution, plus yield maintenance and declining prepayment premium |
| Assumption | An individual loan may be assumed on release from the agreement. Assumption of the entire bulk delivery may be permitted, subject to Fannie's approval of the assuming party |
Terms confirmed against the Fannie Mae Bulk Delivery term sheet at multifamily.fanniemae.com/financing-options/bulk-delivery, fetched July 31, 2026.
Why Does Substitution Matter More Than Anything Else Here?
Because it lets you keep a rate. In a market where your portfolio carries debt priced well below current levels, selling an asset normally means losing that coupon on the way out. Property substitution lets you swap a new asset into the structure in place of one you sold, and Fannie names retaining favorable interest rates through property substitutions as a headline benefit.
That single feature can be worth more than any spread concession you would ever negotiate.
What Does No Unused Capacity Fee Change?
It removes the cost of optionality. A traditional credit facility charges you for committed capacity you have not drawn, which creates pressure to buy something. Bulk Delivery does not, so a sponsor can hold the structure open through a slow acquisition year without paying for the privilege.
The three-year window on property additions is the real deadline to plan around, not a fee clock.
Bulk Delivery, Credit Facility, or Structured Transactions?
All three are Fannie portfolio tools and they solve different problems.
Bulk Delivery keeps single-asset loans and adds portfolio-level flexibility on top. Cleanest when you want individual loans that can be released one at a time.
Credit Facility manages debt across an entire portfolio as a facility, and is the tool Fannie points affordable and large conventional sponsors toward when the need is ongoing capacity rather than discrete loans.
Structured Transactions handle the largest and most customized executions.
Freddie Mac's equivalents are the Transitional Line of Credit and Structured Loans, with a $100 million preferred minimum on the TLC and roughly $400 million on Structured Loans. Compare them on our Freddie facility page.
Who Should Not Bother?
Anyone under $55 million, and anyone holding fewer than three properties. Below the thresholds the structure is not available, and the right answer is individual fixed-rate loans with supplementals layered on as values grow.
Also think twice if you expect to sell most of the portfolio within three years. The structure rewards holding and recycling, not liquidating.
Send us the property list, the acquisition pipeline, and the hold horizon. We will tell you which structure fits and what it costs to set up.
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