Hard Money Loans in Georgia

Lending in our home state

We are a Georgia lender in the ordinary sense of the word: our office is in Atlanta, our underwriters know the difference between a Kirkwood bungalow and a Douglasville ranch without pulling a map, and we have funded enough deals inside the perimeter to have an opinion about a comp before the appraisal comes back.

That local knowledge shows up in two practical ways. It shortens underwriting, because we spend less time getting educated about the submarket. And it produces more honest early feedback — if your ARV is optimistic for that block, you hear it in the first conversation rather than three weeks and one appraisal fee later.

Where we lend in Georgia

Metro Atlanta is the bulk of our Georgia volume: the City of Atlanta and the intown neighborhoods, plus Fulton, DeKalb, Cobb, Gwinnett, Clayton, Henry, Cherokee, Forsyth, Douglas, Paulding, Rockdale, Newton, Coweta, and Fayette counties. Marietta, Decatur, Sandy Springs, Roswell, Alpharetta, Duluth, Lawrenceville, Stockbridge, McDonough, Douglasville, and Newnan are all routine for us.

Outside the metro we lend statewide and are active in Savannah and Chatham County, Augusta, Columbus, Macon, Athens, Warner Robins, Gainesville, Rome, Dalton, Valdosta, and the northeast Georgia mountain counties around Cornelia, Clarkesville, and Dahlonega. Rural collateral takes longer to underwrite than an Atlanta infill lot — thinner comparable sets mean more appraisal scrutiny — but the state has no internal boundary for us.

What the Georgia market rewards

Georgia has been an investor's market for a decade for reasons that have not changed: sustained in-migration, a landlord-friendly legal environment, non-judicial foreclosure that keeps the distressed pipeline moving, and — critically for a flipper — an enormous inventory of 1950s to 1980s single-family housing stock that is cosmetically dated but structurally sound.

Two dynamics shape what actually works here. First, the metro is intensely submarket-specific. Values can shift materially over a few blocks, particularly in transitional intown neighborhoods and along the BeltLine. An ARV built from comparables a mile away is the most common way a Georgia flip file falls apart in underwriting.

Second, speed decides deals. Georgia's foreclosure calendar puts properties on the courthouse steps the first Tuesday of every month in each county, and off-market wholesale assignments frequently carry ten to fourteen day closing windows. Neither accommodates a bank. That is the specific gap this kind of capital exists to fill.

A Georgia deal we funded

Which programs Georgia investors use most

Fix & Flip is the majority of our Georgia volume, driven by the metro's deep supply of dated single-family inventory and a resale market that rewards a competent renovation. Up to 90% LTC on the senior loan, rates from 7.73%, min FICO 660.

DSCR is second and growing, because Georgia rents support the ratio in a way many higher-priced markets no longer do. Investors who bought and renovated on short-term capital refinance into a 30-year fixed and hold. Up to 80% LTV, from 5.75%, no W-2s or tax returns.

Bridge capital shows up wherever the calendar is the constraint — foreclosure auctions, estate sales, wholesale assignments with a short fuse. Up to 75% LTV, 3–24 months, no prepayment penalty on most.

New Construction is concentrated in infill teardowns inside the perimeter and in the outer-ring growth counties along the I-75 and I-85 corridors. Up to 85% LTC with draws that fund on schedule.

Multi-Family financing for 2–10 unit buildings is active around Atlanta, Savannah, Macon, and the college markets, where small value-add apartment product still trades at prices a value-add plan can support.