Where We Lend

Hard Money Lenders in Georgia

A 30-year DSCR loan for the rental. A bridge loan for the purchase and the rehab.

As private money lenders in Georgia, we lend in all 159 counties and only on investment property. We lend to individuals and to entities such as LLCs.

Both products are available here. A short-term bridge loan covers a purchase and the rehab. A 30-year DSCR loan is for the property you keep. Every loan we make is for business purposes, so we do not lend on a house you live in.

Get a Quote for a Georgia Deal Call (410) 855-4600

Atlanta, Georgia downtown skyline at sunset

159Georgia counties eligible

StatewideBridge and 30-year DSCR

Loan Products Available in Georgia

What We Fund Here

Both of our core products are available statewide to investors and entities (LLCs, corps, trusts). No owner-occupied loans.

Long-term

30-Year Rental (DSCR)

Up to 80% LTV on purchase or rate & term refi
30-year fixed amortization
No personal income documentation
$75K – $1.5M per property, portfolio loans available

DSCR rental details →

Short-term

Bridge & Fix-and-Flip

Up to 90% of purchase, 100% of rehab
6–12 month terms, extensions available
Close in as little as 5–7 business days
$75K minimum, $3M maximum

Bridge loan details →

Rental Financing

30-Year DSCR Loans in Georgia

A DSCR loan qualifies on what the property rents for, not on your tax returns. We write them anywhere in Georgia, on single-family houses and on small multifamily, and we will close in your own name or in an LLC. The program sits on our 30-year DSCR rental loan page, and if the product is new to you, start with what a DSCR loan is and how it works.

One Georgia cost to plan for. Recording a long-term note here costs $1.50 for every $500 of the face amount, capped at $25,000. A 30-year loan is a long-term note, so put the intangible recording tax in your closing costs before you run the deal.

What you can assume as a Georgia landlord also changed recently. For any residential lease signed or renewed on or after July 1, 2024, the Safe at Home Act reads a promise into the lease that the property is fit to live in, and it caps the security deposit at two months' rent. It also makes you give a tenant three business days to pay before you can file for nonpayment. Business days, and nonpayment only. Other lease violations are not covered.

Get a DSCR rate →

Short-Term Financing

Bridge Loans for a Georgia Purchase and Rehab

The bridge loan pays for the purchase and the renovation. Terms, leverage and draw mechanics are the same here as everywhere else we lend, and they are all on our hard money loan page.

There is a real closing-cost difference between the two loans. Since July 1, 2025, a Georgia note counts as long-term only if part of the principal falls due more than 62 months out. A 12 or 18 month bridge note does not, so it owes no intangible recording tax. The 30-year loan you refinance into does. Plenty of lender pages still quote the old three-year rule, which was right until July 2025 and is not right now.

Get a bridge loan rate →

Where We Lend

Where We Lend in Georgia

Both loans are available in all 159 Georgia counties, on investment property only. Which county the property sits in does not change what we will lend on or how we look at the deal.

A lot of our borrowers do not live in the state they buy in. If that is you, our out-of-state investing playbook covers the parts people usually get wrong.

Local Rules

What's important to know about Georgia deals

Five rules that catch investors here.

Georgia forecloses out of court, and it moves fast. A lender here holds a security deed with a power of sale, so no judge is involved. The debtor gets at least 30 days' written notice, the sale is advertised for four weeks, and it happens on the first Tuesday of the month.
A bridge note owes no intangible recording tax. The 30-year loan does. Georgia taxes a long-term note at $1.50 per $500 of face amount, capped at $25,000, and since July 1, 2025 a note counts as long-term only if part of the principal falls due more than 62 months out.
The Safe at Home Act reset what a lease has to promise. On any residential lease signed or renewed since July 1, 2024, the property is deemed fit to live in, the security deposit is capped at two months' rent, and a tenant gets three business days to pay before you can file for nonpayment.
Getting a security deposit wrong costs triple. You have 30 days after you get possession back to return it, or to deliver a written statement giving the exact reasons for anything you keep. Withhold improperly and you owe three times the amount plus attorney's fees.
An unregistered out-of-state LLC cannot file an eviction. A foreign LLC doing business in Georgia without a certificate of authority cannot bring a proceeding in a Georgia court, and a dispossessory is a proceeding. Sort it out with your attorney before you need a courtroom.

See more information on the following sites:

LLC or your personal name? →

Common Questions

Georgia Lending FAQ

Does a Georgia bridge loan pay the intangible recording tax?

No. Georgia charges the intangible recording tax on a long-term note, and since July 1, 2025 a note is long-term only if part of the principal falls due more than 62 months out. A 12 or 18 month bridge note is not long-term, so it owes none of it. The 30-year DSCR loan you refinance into is long-term, and that one is taxed at $1.50 per $500 of the face amount, capped at $25,000.

Do you lend outside metro Atlanta?

Yes. Both the bridge loan and the 30-year DSCR loan are available in all 159 Georgia counties. We lend on investment property only, to individuals and to entities such as LLCs.

What is the minimum loan in Georgia?

Both programs start at a $75K loan amount. Bridge runs to $3M per deal, and DSCR runs to $1.5M per property.

Can you fund the purchase and rehab and then the long-term loan?

Yes. We fund the purchase and the rehab on a bridge loan, then refinance the property onto a 30-year DSCR loan once it is rented. Because we held the bridge loan, we already have the property, the scope of work and your payment record when the refinance comes around.

Can I borrow through an out-of-state LLC?

Yes. There is a Georgia wrinkle worth knowing on the ownership side. A foreign LLC transacting business here without a certificate of authority cannot maintain an action in a Georgia court, so it cannot file an eviction until it registers. Ask your attorney where your setup lands before you have a tenant problem.

How much security deposit can I collect on a Georgia rental?

For a residential lease entered into or renewed on or after July 1, 2024, no more than two months' rent. You then have 30 days after you get possession back to return the deposit or deliver a written statement giving the exact reasons for anything you keep. Withhold improperly and the statute puts you on the hook for three times that amount plus attorney's fees.

How It Works