Georgia · Single Family & 1-4 Unit
Georgia single family investment property loans.
Bridge, fix and flip, renovation and DSCR on houses, condos, townhomes and 2-4 unit property held for investment, centered on metro Atlanta. $1M to $5M, term sheets in 24 to 48 hours, closing in about two weeks on a clean file.
By David Hodara ·
$1M-$5M
Loan range
1-9
Units
24-48h
Term sheet
~2 weeks
Clean-file close
Georgia single family & 1-4 unit market context
Georgia files at this size are mostly in metro Atlanta: renovation-for-resale in established in-town neighborhoods, and buy-and-hold plans that start on a bridge and finish on DSCR. Bridge goes to 80% LTV, fix and flip and renovation to 90% of total cost, and the DSCR exit to 80% LTV.
Georgia's state transfer tax is low: $1 for the first $1,000 of value and 10 cents per $100 after that, paid when the deed is recorded. Lending in Georgia is secured by a security deed with a non-judicial power of sale.
Non-US investors buy Georgia residential property on the same terms as US investors, through a US LLC, without a US credit history and with a remote closing.
Typical loan products for Georgia single family & 1-4 unit
Each deal gets routed to the product structure that fits. Most single family & 1-4 unit deals in Georgia use one of the following.
Bridge loans
Purchase, refinance or cash-out on residential investment property, interest-only, up to 80% LTV. Underwritten on the property and the exit rather than on tax returns.
Fix and flip loans
Purchase plus rehab in one loan for a resale exit, up to 90% of total cost, with the rehab budget released in draws against completed work.
Renovation loans
Value-add on a property you plan to keep: purchase and renovation budget in one facility, up to 90% of total cost, then a refinance once it rents.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Buying Georgia single family & 1-4 unit from outside the US
We finance single family & 1-4 unit in Georgia for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Top Georgia markets we actively fund
We work single family & 1-4 unit deals across Georgia, with deepest lender relationships in the metros below.
Georgia single family & 1-4 unit FAQ
Can I get a bridge loan on an Atlanta investment house?
Yes, from $1M to $5M: purchase, refinance or cash-out on a house or 2-4 unit held for investment, interest-only, up to 80% LTV.
What is the Georgia transfer tax?
$1 for the first $1,000 of consideration and 10 cents for each additional $100, collected when the deed is recorded. By statute it falls on the seller, though parties can negotiate who pays.
How much of a Georgia flip can be financed?
Up to 90% of purchase plus renovation, with the renovation released in draws against completed work and the loan checked against resale value.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can I live in the property?
No. Every loan we make is business-purpose on non-owner-occupied investment property, lent to an entity. A property you or your family will occupy is outside what we do.
Can a foreign national finance single family & 1-4 unit in Georgia?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Other Georgia asset classes
Got a Georgia single family & 1-4 unit deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.