An SBA loan is not a loan from the government. It is a loan made by a bank, credit union, or other participating lender, with part of it guaranteed by the U.S. Small Business Administration. That guarantee lowers the lender’s risk, which is what lets a small business qualify for financing, longer terms, or a lower down payment than it might get on a conventional loan. The SBA sets the rules and backs part of the loan; the lender takes the application, makes the credit decision, and services the loan. One thing the guarantee does not do is protect the borrower: if the loan later goes bad, the SBA repays the lender and you still owe the debt (see what happens if you default on an SBA loan).
Two programs cover most small-business borrowing: 7(a) and 504.
The 7(a) program
The 7(a) is the SBA’s flagship and most flexible loan. You can use it for working capital, equipment, inventory, refinancing certain business debt, buying a business, or owner-occupied commercial real estate. Loan amounts run up to 5 million dollars per loan, and as of July 4, 2026 a borrower can combine a 7(a) with a 504 loan for up to 10 million dollars in total SBA financing (see SBA loan limits). Repayment terms are commonly up to 10 years for working capital and equipment and up to 25 years for real estate. Because it is so flexible, the 7(a) is where most first-time SBA borrowers start.
The 504 program
The 504 is built for major fixed assets: buying, building, or renovating owner-occupied commercial real estate, or buying heavy equipment with a long useful life. It is delivered through a Certified Development Company (a nonprofit certified by the SBA) working alongside a lender. The classic structure is roughly 50 percent from the lender, 40 percent from the CDC (this portion is SBA-backed and carries a long-term fixed rate), and about 10 percent as a down payment from the borrower. The appeal of 504 is long-term, fixed-rate financing on a large asset, often tied to job-creation or public-policy goals.
Which one fits
As a rough guide: reach for the 7(a) when you need flexibility or a mix of uses, and look at the 504 when the money is going into real estate or large equipment and you want a long fixed rate. Many lenders do both and can tell you which fits your situation.
Before you rely on this
Loan limits, terms, and program rules change, and your lender adds its own requirements. Confirm the current details on the SBA’s official site, sba.gov, and with a participating lender. This guide is general information, not financial advice.