GA Market
Bridge, Flip & Construction
Loans in Georgia
Bridge, fix & flip, construction, renovation and DSCR loans for investors buying in Georgia, from the US or abroad, on the same terms. $1M to $5M. Foreign nationals welcome.
Passy Capital finances investors who buy, renovate and build residential investment property in Georgia: bridge loans, fix & flip loans, and ground-up construction for spec homes and build-to-rent, then renovation loans and DSCR loans as the long-term hold. Loans run from $1M to $5M, with a term sheet in 24 to 48 hours and closing in about two weeks on a clean file.
Most of our Georgia activity is in metro Atlanta: in-town renovation and tear-down on older lots, and spec and build-to-rent construction in the suburban counties. We also lend in Savannah, Augusta, Athens and the state's other markets on the same terms. Leverage goes up to 80% LTV on bridge loans, 85% of cost on construction, 90% of cost on fix & flip and renovation, and 80% LTV on DSCR loans.
A non-US investor borrows through a US LLC on the same terms as a US investor, with no US credit history required. All loans are business-purpose and for non-owner-occupied property. Larger commercial deals are placed through our capital-partner network.
Georgia Market Highlights
Non-judicial foreclosure
Georgia loans are secured by a security deed with a power of sale, and foreclosures are generally handled out of court, with sales on the first Tuesday of the month at the county courthouse.
Attorney-run closings
Under Georgia Supreme Court precedent, only a licensed Georgia attorney may close a real estate transaction or handle the execution of deeds, including the security deed that secures the loan.
Intangible recording tax
Georgia charges $1.50 per $500 of loan amount, capped at $25,000, on long-term loans. Since July 1, 2025 a note is long-term only if principal is due more than 62 months out, so short bridge and construction loans generally fall outside the tax and long-term DSCR loans fall inside it.
Transfer tax
Georgia's real estate transfer tax is $1 per $1,000 of the price, paid when the deed is recorded. It is the seller's obligation by statute, though the parties can negotiate it.
No homestead exemption on rentals
Georgia's homestead exemptions apply only to owner-occupied property, so an investment property pays tax on its full assessed value. Underwrite that bill when you size a hold or a DSCR exit.
Foreign investors, same terms
A non-US investor forms a US LLC, which becomes the borrower. Underwriting looks at the property and the plan rather than a US credit file, and there is no foreign-national premium.
Cities We Serve
Atlanta
Decatur
Marietta
Smyrna
Lawrenceville
Alpharetta
McDonough
Savannah
Augusta
Athens
Macon
Columbus
Property Types We Finance
Single-Family
2-4 Units
Condo / Townhome
Small Multifamily (5-9 Units)
Build-to-Rent
SFR Portfolios
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Georgia financing by asset class
Each asset class has distinct financing dynamics in Georgia. Browse the asset-specific pages for market context, loan products, and FAQs.
GA · Single Family & 1-4 Unit
Georgia Single Family & 1-4 Unit →
Bridge, fix and flip, renovation and DSCR loans on Georgia houses and 2-4 units, $1M-$5M.
GA · Ground-Up Construction
Georgia Ground-Up Construction →
Ground-up construction loans for Georgia spec homes and small residential builds, up to 85% LTC, $1M-$5M.
GA · Build-for-Rent
Georgia Build-for-Rent →
Build-for-rent loans in Georgia: ground-up up to 85% LTC, then a DSCR take-out once leased.
Other US Markets
We finance investment property for US and foreign investors in other markets too.
FL
Florida →
No-tax growth market, Miami, Orlando, Tampa
TX
Texas →
Population boom, Dallas, Houston, Austin
CA
California →
Spec builds and flips, Los Angeles, Bay Area, San Diego
NY
New York →
1-4 unit and small multifamily, NYC, Brooklyn, Long Island
AZ
Arizona →
Flips and build-to-rent, Phoenix, Scottsdale, Tucson
TN
Tennessee →
Build-to-rent and rentals, Nashville, Memphis
NC
North Carolina →
Spec builds and flips, Charlotte, Raleigh
CO
Colorado →
Flips, infill and rentals, Denver metro
IL
Illinois →
Two-flats, flips and rentals, Chicago
OH
Ohio →
Flips and buy-and-hold, Columbus
WA
Washington →
Infill and middle housing, Seattle
VA
Virginia →
Flips and rentals, Richmond
SC
South Carolina →
Flips and coastal rentals, Charleston
MT
Montana →
Higher-price builds and rentals, Bozeman
NJ
New Jersey →
Flips and small multifamily, Jersey City, Newark
PA
Pennsylvania →
Rehabs and flips, Philadelphia, Pittsburgh
MO
Missouri →
Flips and rentals, St. Louis, Kansas City
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Submit a DealGeorgia City Guides
How we finance flips, new construction and rentals in Georgia's markets.