Georgia at a glance for borrowers
- Georgia taxes wage income, which matters when tax returns are used to qualify; bank statement and DSCR loans sidestep that.
- Georgia charges an intangible recording tax on long-term notes secured by real estate ($1.50 per $500 of loan amount, with a cap), plus a transfer tax of $1 per $1,000 of value on deeds.
- Major markets we see: Atlanta, Savannah, Augusta, Columbus, Macon, Athens, Marietta, Alpharetta, Sandy Springs, Roswell, Lawrenceville, Warner Robins, Valdosta, Albany, South Fulton, Johns Creek, Stonecrest, Smyrna, Brookhaven, Dunwoody.
Major Georgia metros
Atlanta-Sandy Springs-Alpharetta
One of the nation's largest and fastest-growing metros, powered by logistics, film, fintech, and corporate headquarters, with steady in-migration. Housing runs from intown condos to far-flung suburbs; investors like the deep rental pool while buyers should watch property tax bills and insurance costs. Competition is fiercest inside the Perimeter and in the strongest school zones.
Savannah
A port-driven economy with tourism, manufacturing, and a fast-growing logistics sector around the Port of Savannah. The historic core draws investor interest in short-term and long-term rentals, while the suburbs offer affordable family housing. Flood zones and hurricane exposure make insurance a key underwriting line item on every deal.
Investor loans in Georgia
DSCR Loans in Georgia
A DSCR loan is an investment-property mortgage that qualifies you on the property’s rental income divided by its monthly payment (the debt service coverage ratio).
InvestorDSCR Cash-Out Refinance in Georgia
A DSCR cash-out refinance replaces the loan on a rental with a larger one, sized to the property’s value and qualified on its rent, and pays you the difference in cash.
InvestorFix and Flip Loans in Georgia
A fix and flip loan is short-term (usually 12–18 months), interest-only financing that covers most of a distressed property’s purchase price and up to 100% of renovation costs, repaid when you sell or refinance.
InvestorShort-Term Rental (Airbnb) DSCR Loans in Georgia
A short-term rental DSCR loan qualifies a vacation rental on its nightly-rental income, using 12 months of booking history or a third-party projection such as AirDNA, instead of a long-term lease.
InvestorBridge Loans in Georgia
A bridge loan is short-term (usually 6–24 months) investor financing secured by real estate that “bridges” you from a purchase to a sale or long-term refinance.
InvestorHard Money Loans in Georgia
A hard money loan is a short-term investment-property loan from a private lender that approves mainly on the property’s value and the deal, not your income or credit history.
InvestorGround-Up Construction Loans in Georgia
An investor construction loan funds land (or a land payoff) and vertical construction of a new 1–4 unit home in draws, then is repaid by sale or a permanent refinance.
InvestorForeign National Loans in Georgia
A foreign national loan lets a non-US citizen who does not live in the US finance a US investment property or second home without a US credit history or Social Security number.
InvestorMultifamily Loans (5+ Units) in Georgia
A multifamily loan finances apartment buildings with five or more units and is underwritten as a commercial loan on the property’s net operating income (NOI).
Investor1031 Exchange Loans in Georgia
A 1031 exchange loan finances the replacement property in a like-kind exchange, where investors defer capital gains tax by reinvesting sale proceeds into another investment property.
Home loans in Georgia
Bank Statement Loans in Georgia
A bank statement loan is a non-QM mortgage that calculates self-employed income from 12 or 24 months of personal or business bank deposits instead of tax returns.
Home loanFHA Loans in Georgia
An FHA loan is a government-insured mortgage that allows 3.5% down with a credit score of 580 or higher, or 10% down with a score from 500 to 579.
Home loanVA Loans in Georgia
A VA loan is a mortgage guaranteed by the Department of Veterans Affairs that lets eligible veterans, active-duty service members and certain surviving spouses buy with no down payment and no monthly mortgage insurance.
Home loanConventional Loans in Georgia
A conventional loan is a mortgage not insured by the government that follows Fannie Mae or Freddie Mac guidelines.
Home loanFirst-Time Homebuyer Loans in Georgia
First-time homebuyer loans are mortgage options with low down payments, typically 3% conventional, 3.5% FHA or $0 VA, often paired with state or local down payment assistance.
Home loanCash-Out Refinance in Georgia
A cash-out refinance replaces your current mortgage with a larger one and pays you the difference in cash, commonly up to 80% of your home’s value on a primary residence.
Home loanJumbo Loans in Georgia
A jumbo loan is a mortgage larger than the FHFA conforming loan limit for your county, used for higher-priced homes.
Home loanUSDA Loans in Georgia
A USDA loan is a mortgage guaranteed by the U.S.
Home loanFHA 203(k) Renovation Loans in Georgia
An FHA 203(k) loan finances both the purchase (or refinance) of a home and the cost of repairing it in a single FHA-insured mortgage, with as little as 3.5% down.
Home loanCondo Loans in Georgia
A condo loan is a mortgage on a unit in a condominium project, and approval depends on the building as well as the buyer.
Home loanSecond Home Loans in Georgia
A second home loan finances a vacation or part-time residence you occupy for some of the year, often with as little as 10% down on a conventional loan.
Cities
- Atlanta, GA
- Savannah, GA
- Augusta, GA
- Columbus, GA
- Macon, GA
- Athens, GA
- Marietta, GA
- Alpharetta, GA
- Sandy Springs, GA
- Roswell, GA
- Lawrenceville, GA
- Warner Robins, GA
- Valdosta, GA
- Albany, GA
- South Fulton, GA
- Johns Creek, GA
- Stonecrest, GA
- Smyrna, GA
- Brookhaven, GA
- Dunwoody, GA
Costs & taxes in Georgia
FAQ
Do you offer mortgages in Georgia?
Yes. We arrange both investor loans and owner-occupied home loans for Georgia properties. Our licensed states are growing, submit your scenario and we will confirm the licensed loan officer for your state.
Can out-of-state investors buy rentals in Georgia?
Yes. DSCR and fix and flip loans are based on the property, so you do not need to live in Georgia.