Lenders › Southern Development Council
504 CDCMountain Brook, Alabamacertified development company63rd of 182 by approvals
Southern Development Council
SBA 504 loan approvals by fiscal year, where they went, how large they were, and how loans from earlier years turned out.
SBA approvals by fiscal year. The federal fiscal year runs 1 October to 30 September, so FY2025 is 1 October 2024 to 30 September 2025. *FY2026 is open: approvals to 30 Jun 2026 only.
Southern Development Council, based in Mountain Brook, Alabama, is a certified development company (CDC) that makes SBA 504 loans. SBA approved 127 of its 504 loans worth $123M in FY2021 to FY2025, which places it 63rd of 182 active CDCs by number of approvals.
In FY2025, the latest complete fiscal year, it had 24 approvals totalling $25.0M, up 41% on FY2024 (17). FY2026 to 30 Jun 2026 adds 17 more.
The median approval was $665K, against $657K for the 504 program as a whole; 4.7% of its approvals were for $150,000 or less (program: 4.6%).
Its loans went to businesses in 5 states and territories and 36 counties, led by Alabama (92.1%), Florida (3.1%) and Mississippi (2.4%). The largest industry group was accommodation and food services at 16.5% of approvals, and 18.9% of approvals were to franchise businesses.
Of 347 disbursed loans approved in FY2010 to FY2021, SBA records 13 as charged off (3.7%), 160 as paid in full and 174 still outstanding; the 504 program figure for the same approval years is 1.2%, so the rate here is above it.
Loan status is as recorded by SBA at the data date; charge-off rates are computed on loans approved at least five fiscal years ago. Jobs supported are self-reported estimates from the SBA loan application, which SBA does not review, audit or validate. Loans appear under the lender they are assigned to today, so a lender's figures include loans it took over. Data through 30 Jun 2026.
Approvals by fiscal year
| Fiscal year | Approvals | Dollars approved | Median approval | Average approval | Jobs supported, as reported |
|---|---|---|---|---|---|
| FY2026* | 17 | $19.4M | $677K | $1.1M | 217 |
| FY2025 | 24 | $25.0M | $870K | $1.0M | 204 |
| FY2024 | 17 | $22.0M | $853K | $1.3M | 205 |
| FY2023 | 15 | $16.0M | $428K | $1.1M | 282 |
| FY2022 | 28 | $22.2M | $556K | $794K | 264 |
| FY2021 | 43 | $37.7M | $572K | $877K | 402 |
| FY2020 | 32 | $30.7M | $459K | $960K | 469 |
| FY2019 | 27 | $11.9M | $386K | $440K | 255 |
| FY2018 | 20 | $13.6M | $514K | $679K | 258 |
| FY2017 | 19 | $10.4M | $441K | $547K | 146 |
| FY2016 | 26 | $16.4M | $520K | $632K | 216 |
Approvals are counted in the year SBA approved them and include approvals later cancelled. In the five fiscal years before the current window (FY2016–FY2020) the lender had 124 approvals. First approval on file: FY2010.
How earlier loans turned out
Only loans approved at least five fiscal years ago (FY2010–FY2021) are counted, because newer loans have had little time to be paid in full or charged off. "Charged off" is SBA's status for a loan on which it has written off the remaining balance.
| Loans approved FY2010–FY2021 | This lender | Alabama | 504 program |
|---|---|---|---|
| Approvals in these years | 422 | 965 | 85,591 |
| Cancelled or never disbursed | 75 | 188 | 12,514 |
| Disbursed loans | 347 | 777 | 73,077 |
| Paid in full | 160 | 395 | 35,491 |
| Charged off | 13 | 26 | 905 |
| Still outstanding (status exempt from disclosure) | 174 | 356 | 36,681 |
| Charged off, share of disbursed loans | 3.7% | 3.3% | 1.2% |
| Dollars charged off, share of disbursed dollars | 1.5% | 2.4% | 0.9% |
| Dollars charged off | $3.3M | $12.4M | $499M |
By approval year
| Approved in | Disbursed | Paid in full | Charged off | Charged off, share | 504 program, same year |
|---|---|---|---|---|---|
| FY2021 | 32 | 6 | 0 | 0.0% | 0.1% |
| FY2020 | 26 | 2 | 0 | — | 0.1% |
| FY2019 | 24 | 5 | 0 | — | 0.3% |
| FY2018 | 17 | 2 | 0 | — | 0.4% |
| FY2017 | 13 | 4 | 1 | — | 0.8% |
| FY2016 | 18 | 8 | 0 | — | 1.0% |
| FY2015 | 22 | 15 | 2 | — | 1.2% |
| FY2014 | 16 | 7 | 0 | — | 1.3% |
| FY2013 | 32 | 17 | 0 | 0.0% | 1.4% |
| FY2012 | 57 | 38 | 1 | 1.8% | 2.0% |
| FY2011 | 53 | 38 | 3 | 5.7% | 2.1% |
| FY2010 | 37 | 18 | 6 | 16.2% | 3.4% |
A share is shown only where at least 30 loans from that year were disbursed.
Against the 504 program
| FY2021–FY2025 | This lender | 504 program |
|---|---|---|
| Median approval | $665K | $657K |
| Average approval | $968K | $1.0M |
| Approvals of $150,000 or less | 4.7% | 4.6% |
| Approvals to startups and businesses 2 years old or less | 17.3% | 14.4% |
| Approvals to franchise businesses | 18.9% | 9.0% |
| Jobs supported per approval, as reported | 10.7 | 10.1 |
| Charged off, loans approved FY2010–FY2021 | 3.7% | 1.2% |
States served
| # | State of the business (5 in all) | Approvals | Dollars | Share | |
|---|---|---|---|---|---|
| 1 | Alabama | 117 | $115M | 92.1% | |
| 2 | Florida | 4 | $4.1M | 3.1% | |
| 3 | Mississippi | 3 | $2.3M | 2.4% | |
| 4 | Louisiana | 2 | — | 1.6% | |
| 5 | Tennessee | 1 | — | 0.8% |
In Alabama the lender accounts for 33.4% of all 504 approvals in FY2021–FY2025.
Counties served
| # | County of the business (36 in all) | Approvals | Dollars | Share | |
|---|---|---|---|---|---|
| 1 | Jefferson County, AL | 32 | $22.4M | 25.2% | |
| 2 | Mobile County, AL | 9 | $11.4M | 7.1% | |
| 3 | Madison County, AL | 6 | $10.6M | 4.7% | |
| 4 | Baldwin County, AL | 6 | $7.7M | 4.7% | |
| 5 | Montgomery County, AL | 6 | $6.1M | 4.7% | |
| 6 | Shelby County, AL | 6 | $5.4M | 4.7% | |
| 7 | Calhoun County, AL | 5 | $5.9M | 3.9% | |
| 8 | Limestone County, AL | 5 | $4.7M | 3.9% | |
| 9 | Marshall County, AL | 4 | $5.5M | 3.1% | |
| 10 | Morgan County, AL | 4 | $2.3M | 3.1% | |
| 11 | Tuscaloosa County, AL | 4 | $1.7M | 3.1% | |
| 12 | Cullman County, AL | 3 | $4.0M | 2.4% |
Industry mix
| # | NAICS sector | Approvals | Share | |
|---|---|---|---|---|
| 1 | Accommodation and Food Services | 21 | 16.5% | |
| 2 | Retail Trade | 19 | 15.0% | |
| 3 | Health Care and Social Assistance | 18 | 14.2% | |
| 4 | Other Services (except Public Administration) | 14 | 11.0% | |
| 5 | Manufacturing | 12 | 9.4% | |
| 6 | Transportation and Warehousing | 7 | 5.5% | |
| 7 | Real Estate and Rental and Leasing | 7 | 5.5% | |
| 8 | Arts, Entertainment, and Recreation | 7 | 5.5% |
| # | Industry group | Approvals | Share | |
|---|---|---|---|---|
| 1 | Restaurants and Other Eating PlacesNAICS 7225 | 11 | 8.7% | |
| 2 | Automotive Repair and MaintenanceNAICS 8111 | 8 | 6.3% | |
| 3 | Other Amusement and Recreation IndustriesNAICS 7139 | 7 | 5.5% | |
| 4 | Offices of Other Health PractitionersNAICS 6213 | 7 | 5.5% | |
| 5 | Traveler AccommodationNAICS 7211 | 6 | 4.7% | |
| 6 | Offices of DentistsNAICS 6212 | 6 | 4.7% | |
| 7 | Lessors of Real EstateNAICS 5311 | 4 | 3.1% | |
| 8 | Gasoline StationsNAICS 4471 | 4 | 3.1% | |
| 9 | Death Care ServicesNAICS 8122 | 3 | 2.4% | |
| 10 | RV (Recreational Vehicle) Parks and Recreational CampsNAICS 7212 | 3 | 2.4% |
Approval sizes
- $50,001 to $150,0004.7%6
- $150,001 to $350,00018.9%24
- $350,001 to $1 million43.3%55
- $1 million to $2 million23.6%30
- Over $2 million9.4%12
Loan terms
- Over 5 to 10 years3.9%5
- Over 10 to 20 years8.7%11
- Over 20 years87.4%111
Age of the businesses
- Existing, more than 2 years old79.5%101
- New business, 2 years or less2.4%3
- Startup, loan funds will open the business15.0%19
- Change of ownership3.1%4
SBA processing method
| # | Method | Approvals | Share | |
|---|---|---|---|---|
| 1 | Accredited Lenders Program | 103 | 81.1% | |
| 2 | 504 Refinancing Program | 14 | 11.0% | |
| 3 | ALP Express | 9 | 7.1% | |
| 4 | 504 Basic | 1 | 0.8% |
Franchise share
24 of 127 approvals in FY2021–FY2025 (18.9%) carried an SBA franchise code; across the 504 program the share is 9.0%.
| # | Franchise brand | Approvals | Share | |
|---|---|---|---|---|
| 1 | Freddy's Frozen Custard & Steakburgers | 2 | 1.6% | |
| 2 | Napa AutoCare Program Membership Agreement | 2 | 1.6% | |
| 3 | Hotel Indigo | 1 | 0.8% | |
| 4 | Hampton Inn by Hilton | 1 | 0.8% | |
| 5 | Ford Motor Company Dealer Sales and Service Agreement | 1 | 0.8% | |
| 6 | Holiday Inn | 1 | 0.8% | |
| 7 | Culver's ButterBurgers & Frozen Custard | 1 | 0.8% | |
| 8 | SafeSplash Swim School | 1 | 0.8% |
Third-party lenders in its 504 projects
A 504 project pairs the CDC's loan with a larger loan from a bank or other lender. Banks and credit unions named on five or more of this CDC's projects in FY2021–FY2025:
| # | Third-party lender | Projects | Share | |
|---|---|---|---|---|
| 1 | Peoples Bank of Alabama | 13 | 10.2% | |
| 2 | Renasant Bank | 10 | 7.9% | |
| 3 | United Community Bank | 8 | 6.3% | |
| 4 | FirstBank | 8 | 6.3% | |
| 5 | Hancock Whitney Bank | 7 | 5.5% | |
| 6 | River Bank and Trust | 6 | 4.7% | |
| 7 | Bryant Bank | 5 | 3.9% | |
| 8 | Community Bank of Mississippi | 5 | 3.9% |
Questions and answers
How many SBA loans does Southern Development Council make?
SBA approved 24 504 loans through Southern Development Council in FY2025, worth $25.0M, and 127 over FY2021 to FY2025. That ranks 63rd of 182 active CDCs by number of approvals.
How large are Southern Development Council's typical SBA loans?
The median 504 approval in FY2021 to FY2025 was $665K and the average $968K. The program-wide median was $657K.
What is Southern Development Council's charge-off rate?
Of 347 disbursed loans approved in FY2010 to FY2021, SBA records 13 as charged off (3.7%), 160 as paid in full and 174 still outstanding; the 504 program figure for the same approval years is 1.2%, so the rate here is above it. Loans are listed under the lender that holds them today, so the figure includes loans taken over from other lenders. Status is as recorded by SBA on 30 Jun 2026.
Which industries does Southern Development Council lend to most?
By number of approvals in FY2021 to FY2025: restaurants and other eating places (11); automotive repair and maintenance (8); other amusement and recreation industries (7); offices of other health practitioners (7).
Where does Southern Development Council make SBA loans?
In 5 states and territories. Alabama 117, Florida 4, Mississippi 3, Louisiana 2, Tennessee 1. In Alabama it accounts for 33.4% of all 504 approvals.
Is Southern Development Council's SBA lending rising?
Approvals in the three latest complete fiscal years total 56, against 103 in the three before: falling (-46%).
Where does this data come from?
From the Small Business Administration's 7(a) and 504 FOIA loan files, as of 30 Jun 2026. Borrower names and addresses in those files are discarded when the files are read and appear nowhere on this site.
About these figures
Figures are totals of the Small Business Administration's 7(a) and 504 FOIA loan files, data through 30 Jun 2026. SBA updates the files quarterly. Counts are loan approvals, including approvals later cancelled; the five-year window is FY2021–FY2025, the five latest complete fiscal years. Charge-off rates use only loans approved in FY2010–FY2021, at least five fiscal years ago, and count disbursed loans SBA records as charged off. Loans are listed under the lender they are assigned to today. Dollar figures behind fewer than three approvals are not shown, and no borrower is named anywhere on this site.Methodology · Report an error