Georgia Fix and Flip Loan

Last Updated: April 9, 2025

Welcome to OfferMarket’s Fix and Flip Loan Program! If you’re a real estate investor in Georgia looking to flip properties for profit, our loan program is the perfect solution for your needs. Whether you’re a beginner or an experienced pro, we’ve got flexible terms and financial support to help you succeed in the competitive Georgia market. Here’s everything you need to know to get started today.

What You Get with OfferMarket’s Fix and Flip Loan in Georgia

We understand that every flip is unique, so we’ve structured our program with flexibility in mind. Here's what you can expect when you choose OfferMarket for your fix-and-flip loan in Georgia.

1. Loan Amount Details

• Minimum Loan Amount: $25,000 – Perfect for small, quick flips.
• Maximum Loan Amount: $2,000,000 – Larger loans require 3+ years of experience and strong comps to qualify.
• How It Works: Your loan size is determined by your property’s purchase price, rehab budget, and After Repair Value (ARV), ensuring you have the capital you need to get started and complete the project successfully.

2. After Repair Value (ARV) Requirements

• Minimum ARV: $100,000 – Ensures your project remains profitable.
• Maximum Loan-to-ARV (LTARV): Up to 75% – Adjusted based on your experience (e.g., 70% for beginners with light rehabs, 75% for seasoned investors).
• Valuation: We use appraisals (such as 1004 + 1007 for single-family homes) or in-house valuations for accurate ARV estimates.

3. Funding Breakdown

• Initial Advance: Up to 90% of the purchase price – Adjustments based on experience. Beginners may receive up to 80%, while experienced investors can qualify for up to 90%.
• Construction Holdback: 100% of rehab costs – Funds are disbursed via self-serve, app-based draw requests with a quick 0-2 day turnaround.
• Down Payment: A minimum of $10,000 is required for properties under $100,000—your financial stake in the project.
• Draws: No minimum or maximum draw amounts. 50% of materials cost is funded once delivered but not installed.

4. Interest Rates and Fees

• Interest Rate: Flexible based on current market conditions—please contact us for the most up-to-date rate for your loan.
• Origination Fee: 1.5 to 2 points (with a $2,000 minimum)—for example, 2 points on a $100,000 loan results in a $2,000 fee upfront.
• Other Fees: $270 per draw, $30 per wire, and appraisal costs (these fees will be covered by you).
• Interest Accrual: Loans under $100K accrue interest on the full loan amount; loans over $100K accrue interest only on funds disbursed.

5. Loan Term

• Duration: Our standard loan term is 12 months, with options for 18-24 months for specific projects.
• Extensions: Available up to 50% of your term (e.g., 6 months on a 12-month loan) for a fee—1% for 3 months, 2.5% for 6 months.

6. Repayment Structure

• Payments: Interest-only with a balloon payment due at maturity, allowing you to focus on the flip without worrying about monthly payments.
• Prepayment Penalty: There is no prepayment penalty, so you can pay off your loan early without any extra charges.
• Recourse: Full recourse, with 51% of your LLC or Corporation guaranteeing the loan for purchases (100% for refinances).

7. Exit Strategy Requirements

• Sale: We require a minimum 30% return on investment (ROI) and a profit of at least $15,000 when selling the flipped property.
• Refinance: After repairs are completed, you’ll need a minimum debt service coverage ratio (DSCR) of 1.1 to refinance your loan.
• Flexibility: You can switch between flipping or renting your property, allowing you to adapt to Georgia’s real estate market conditions.

8. Eligibility Criteria

• Experience: Experience isn’t required, but the loan terms are adjusted based on your level of experience. Beginners start at Tier 1 (80% advance), while seasoned investors can qualify for up to 90% at Tier 5.
• Credit Score: A minimum credit score of 680 is required, but exceptions can be made for scores between 660-679, with an additional review.
• Borrowing Entity: You must operate through an LLC or Corporation.
• Cash Reserves: You’ll need sufficient funds for the down payment, plus 25% of your rehab budget in liquid assets (bank accounts, brokerage, or retirement funds).

9. Project and Property Requirements

• Eligible Properties: We finance 1-4 unit residential properties, including single-family homes (min. 700 sq ft), duplexes/triplexes/quadplexes (min. 500 sq ft per unit), condos (min. 500 sq ft), townhomes, and PUDs.
• Maximum Acreage: You can flip properties on up to 5 acres of land—ideal for rural Georgia properties.
• Rehab Scope: From light rehabs (under 25% of the purchase price) to extensive renovations (100%+ of the purchase price). New investors are limited to light/moderate rehabs.
• Location: We offer loans in Georgia, excluding AK, AZ, HI, MN, ND, NV, OR, SD, UT, VT. Rural properties may require 3+ years of experience and incur a -20% advance adjustment.

10. Risk and Approval Process

Our risk and approval process is designed to make the loan experience as seamless and transparent as possible, with an emphasis on ensuring the success of your investment.

• Underwriting: We assess key factors such as your ARV, the rehab scope, your experience in house flipping, and the local market conditions (including Georgia’s property trends). We look at specifics like the comps in Georgia’s local market (e.g., Atlanta, Savannah, or Augusta), so you can rest assured that the loan will match the true potential of your investment.
• Valuation: For each loan, we conduct either an in-house valuation or an official appraisal, depending on your specific deal and the property type. Common appraisals include the 1004 + 1007 for single-family homes.
• Approval Timeline: We aim to make the process as quick and efficient as possible. Our draw requests can be processed within 0-2 days, and the initial funding will be dependent on how quickly you submit the required documents. We understand that speed is crucial when flipping properties, so we move quickly to ensure you don’t lose out on good opportunities.
• Default Rate: Our loan default rate is incredibly low—less than 0.5% of our loans have ever defaulted. Our team works diligently to ensure that you succeed, and we provide expert advice to guide you through the process.

11. Support and Flexibility

We’re not just providing financing—we’re offering full support every step of the way. As your trusted loan partner, we ensure that you get the most out of your fix and flip projects.

• Guidance: Our team of experts is available to provide you with guidance on calculating rehab costs, creating accurate ARVs, and understanding market conditions in Georgia. We’re here to help you assess risk, plan your renovation scope, and ensure you have a solid exit strategy.
• Rehab Oversight: We know that project success depends on staying within budget and timeline. Our self-serve draw inspections keep you in control while ensuring the rehab process stays on track. With our easy-to-use app, you can request funds for your rehab work with fast 0-2 day turnaround times.
• Advanced Draws: At our discretion, we offer advanced draws for materials and labor to ensure you’re funded as needed throughout the rehab process. We understand that flipping properties can be unpredictable, and we’re committed to giving you the financial flexibility you need.

12. Transparency and Fine Print

We pride ourselves on being upfront and transparent with our clients. Here’s a breakdown of some important terms and fees to keep in mind when using OfferMarket’s Fix and Flip Loan Program in Georgia.

• Sample Costs: Let’s say you’re flipping a $150,000 property in Georgia. The fees and loan structure would look something like this:
  • Purchase Price: $150,000
  • Rehab Budget: $50,000
  • ARV: $225,000
  • Loan Amount: Up to 75% of ARV ($168,750)
  • Down Payment: $15,000
  • Initial Funding: Up to 90% of purchase price ($135,000 for experienced investors)
  • Rehab Holdback: Up to 100% of rehab budget ($50,000)
  • Interest Rate: Variable, based on market conditions—get in touch for current rates.
  • Origination Fee: 1.5 to 2 points ($2,000 minimum)
  • Other Fees: $270 per draw, $30 per wire, and any applicable appraisal fees.
• Hidden Costs: We’ve designed our fees to be as transparent as possible, but there are additional costs to consider, including:
  • Draw Fees: $270 per draw request.
  • Wire Fees: $30 per wire transfer.
  • Extension Fees: If you need an extension beyond your loan term, there will be an additional cost—1% for 3 months, 2.5% for 6 months.
• Rural and Complex Terms: Rural properties in Georgia will be subject to a -20% advance adjustment. If you’re working on a more complex or extensive rehab, the maximum loan-to-ARV might be capped at 70% or the loan-to-full-cost (LTFC) may be set at 85-90%.

Why Choose OfferMarket’s Fix and Flip Loan in Georgia?

Georgia’s real estate market has become a hotspot for house flipping, with many investors seeing high returns from renovations and property sales. With our Fix and Flip Loan Program, you’ll gain access to the capital you need to make your projects successful while avoiding unnecessary roadblocks. Our loan terms are tailored to fit your needs—whether you're just starting out or you're an experienced investor looking to scale your business.

Why Georgia? The Peach State’s real estate market offers steady demand, especially in areas like Atlanta, Savannah, and Augusta. Georgia’s economy continues to grow, making it a prime location for residential investment. Whether flipping properties in the heart of the city or more suburban and rural areas, OfferMarket's flexible loan program gives you the financial support to thrive in Georgia’s booming market.

How Our Fix and Flip Loan Program Can Help You Profit in Georgia

Georgia offers a booming real estate market with many investment opportunities, particularly in cities like Atlanta, Augusta, and Savannah. Whether you're working on urban flips or suburban properties, OfferMarket's loan program ensures that you have the capital and support to tackle your project confidently.

By leveraging our flexible loan terms, you’ll be able to secure funding for both the purchase price and rehab costs, allowing you to focus on transforming properties without worrying about financing obstacles. With our transparent fees, fast approval process, and quick draw requests, you’ll be able to stay on top of your project and maximize your profits.

How Our Fix and Flip Loan Works

Let’s take a closer look at a sample scenario in Georgia to see how the Fix and Flip Loan Program works in action: