Hard Money Loan Georgia
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Last updated: April 8, 2025
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Our Hard Money Loan Georgia program is crafted for investors who need fast, reliable, and flexible financing to purchase, refinance, and renovate 1-4 unit residential investment properties throughout Atlanta, Savannah, Augusta, Macon, and beyond.
Whether your game plan is to flip a property in Atlanta's Kirkwood neighborhood or rent out a newly renovated home in Savannah and transition into a DSCR loan, we’d love to be your lending partner and play a part in your success.
Let’s explore what the OfferMarket Hard Money Loan Georgia program has to offer.
What is a hard money loan?
A hard money loan is a short-term lending solution secured by real estate — typically used to purchase, refinance, or renovate 1-4 unit residential properties. In Georgia, these loans are favored by investors targeting quick turnarounds or those aiming to expand their rental portfolio.
Hard money loans are frequently referred to as "bridge loans" or "fix and flip loans" — a nod to their popularity with investors and their use in short-term, high-potential property plays.
Georgia hard money loan scenarios
Across Georgia’s diverse real estate markets — from metro Atlanta to smaller cities like Albany or Valdosta — hard money loans are commonly used for the following purposes:
Buying and renovating outdated or distressed homes without tying up your own cash reserves
Refinancing a cash purchase to complete a rehab when a seller required a fast close
Replacing an existing high-interest loan to gain more time and capital for renovations
Acquiring undervalued homes to resell as-is for a profit
Refinancing a cash deal with no intent to renovate, just to free up capital for another deal
Extending a previous loan on a completed rehab to allow more time to sell or refinance
How hard money loans work
Each Georgia hard money loan from OfferMarket has two components:
- Initial Advance: This covers a portion of the purchase price and is wired directly to the title company during settlement.
- Construction Holdback: This is reserved for rehab work and released in draws as you complete renovations.
You can structure your loan to include just the initial advance, just the construction holdback, or both — based on your needs.
Many Georgia investors choose both components to maximize leverage and minimize personal cash usage. Some may opt to fund renovations themselves and only request an initial advance, while others pay cash for acquisition and use our construction holdback to cover up to 100% of their renovation costs.
Your exit strategy may be to resell for a profit, or to rent the property and refinance into a long-term DSCR loan. These plans can shift depending on Georgia's market trends — and that’s perfectly fine. Whether you pivot from BRRRR to a flip due to stronger resale comps in Sandy Springs, or convert a planned flip into a rental because of cooling buyer demand in Warner Robins — flexibility is key.
Who uses hard money loans in Georgia?
Flippers looking to profit from short-term property improvements in fast-moving areas like Atlanta, Marietta, or Decatur
Buy-and-hold investors using the BRRRR method across Georgia suburbs and rural areas
(*) Learn more about our Fix and Rent bundle — it starts with a hard money loan and ends with a discounted DSCR refinance
It's common for Georgia investors to apply a mixed strategy: flip when it makes sense, rent when the numbers work better long-term. This kind of flexibility is exactly what our program supports.
Hard Money Loan Georgia Program Guidelines
| Criteria | Guideline |
|---|---|
| Loan amount (minimum) | $25,000 |
| Loan amount (maximum) | $2,000,000 |
| ARV (minimum) | $100,000 |
| Experience | Not required |
| Credit score (minimum) | 680 |
| Borrowing entity | LLC or Corporation |
| Initial advance | Up to 90% |
| Construction holdback | Up to 100% |
| LTARV (maximum) | 75% |
| Interest rate | Get instant quote |
| Origination fee | 1.5 to 2 points |
| Term | 12 to 24 months |
| Points out | None |
| Prepayment penalty | None |
| Structure | Interest-only with balloon payment |
| Recourse | Full (51% of borrowing entity must guarantee) |
| Exit strategy: Sale | Minimum 30% ROI |
| Exit strategy: Refinance | Minimum 1.1 DSCR after repairs |
| Valuation | Appraisal report or In-house valuation |
| SqFt (minimum) | Single family: 700+ 2-4 unit: 500+ per unit Condo: 500+ |
| Acreage (maximum) | 5 |
| Interest accrual | Under $100,000 loan: full boat $100,000+ loan: as disbursed |
| Advanced draws | Lender discretion |
| Down payment (minimum) | $10,000 |
Project Eligibility
In Georgia, especially in fast-growing metros like Atlanta, Alpharetta, and Columbus, our top priority is your success — and that means helping you manage project risks with care.
Less than 0.5% of loans we’ve originated have required foreclosure. Our underwriters act as your partners: advisors, capital providers, and risk managers all in one. Especially in uncertain economic times, high-complexity rehabs can be risky — even for experienced investors.
We help you determine your eligibility based on the scope of rehab. Our structured classification system ensures you don’t take on more risk than you’re equipped to handle.
Initial Advance
Your Georgia initial advance is determined by both your background and the project details. We factor in your experience within the last 24 months, your credit score, and whether you’re a licensed Realtor, General Contractor, or Engineer.
When the purchase price exceeds the As Is valuation, the advance is based on that valuation — not your contract price.
Your exit strategy also influences your advance. For flips, we expect at least 30% projected gross margin and $15,000 profit. For BRRRR strategies, a 1.1+ DSCR is required after repairs.
Rural areas of Georgia may impose lower advance limits and require more experience.
Experience-based Tiers
| Tier | Verifiable Experience |
|---|---|
| 1 | 0 |
| 2 | 1 to 2 |
| 3 | 3 to 4 |
| 4 | 5 to 9 |
| 5 | 10+ |
Initial Advance by Tier
| Tier | Initial Advance (% of purchase price) |
|---|---|
| 1 | 80%* |
| 2 | 85% |
| 3 | 85% |
| 4 | 90% |
| 5 | 90% |
(*) 85% may be approved for Georgia investors with excellent credit and strong liquidity.
Adjustments to Initial Advance
| Scenario | Adjustment |
|---|---|
| Credit score under 720 | -5% |
| Full gut rehab | -5% |
| New Georgia market | -5% |
| Licensed Realtor | +5% |
| Licensed General Contractor | +10% |
| Licensed Professional Engineer | +10% |
| Rural | -20% (requires Tier 3+) |
Rehab Scope Classification
| Rehab Scope | Definition |
|---|---|
| Light | Rehab budget < 25% of purchase price |
| Moderate | 25%–49.99% of purchase price |
| Heavy | 50%–99.99% of purchase price |
| Extensive | 100%+ of purchase price — additions, ADUs, or low-cost property where rehab exceeds purchase |
Note: “Lopsided” Georgia deals (where rehab > As Is value) trigger LTFC limits.
Rehab Scope Eligibility
| Tier | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Experience | 0 | 1-2 | 3-4 | 5-9 | 10+ |
| Light | Eligible | Eligible | Eligible | Eligible | Eligible |
| Moderate | Ineligible | Eligible | Eligible | Eligible | Eligible |
| Heavy | Ineligible | Eligible | Eligible | Eligible | Eligible |
| Extensive | Ineligible | Ineligible | Eligible | Eligible | Eligible |
LTARV Limits
Your maximum loan-to-after-repair value (LTARV or ARLTV) is based on your experience tier and the rehab scope classification.
| Tier | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Experience | 0 | 1-2 | 3-4 | 5-9 | 10+ |
| Light | 70% | 70% | 75% | 75% | 75% |
| Moderate | Ineligible | 70% | 75% | 75%< | 75% |
| Heavy | Ineligible | 70% | 75% | 75%< | 75% |
| Extensive | Ineligible | Ineligible | 70% | 70% | 70% |
LTFC Limits
LTFC or “Loan-to-Full-Cost” is imposed on rehab scopes classified as Extensive which means the rehab budget is greater than the purchase price or As Is value of the subject property. An LTFC of 85% means the lender funds 85% of the project cost (purchase price + rehab budget), and the borrower covers the remaining 15% of the project cost. This ensures the borrower has skin in the game in projects with higher execution risk.
| Tier | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Experience | 0 | 1-2 | 3-4 | 5-9 | 10+ |
| Light | N/A | N/A | N/A | N/A | N/A |
| Moderate | Ineligible | N/A | N/A | N/A< | N/A |
| Heavy | Ineligible | N/A | N/A | N/A< | N/A |
| Extensive | Ineligible | Ineligible | 85% | 90% | 90% |
Example: No Experience
Scenario: Augusta investor, no verifiable rehabs
Purchase price: $100,000
Credit score: 695
Rehab budget: $24,000
ARV: $150,000
Initial advance: $75,000
Holdback: $24,000
Total loan: $99,000
LTARV: 66%
LTFC: 79.8%
Interest accrual: Full boat
Example: No Experience, Excellent Credit
Scenario: Athens investor, high credit
Credit score: 750
Initial advance: $80,000
Total loan: $104,000
LTARV: 69.33%
LTFC: 83.9%
Interest accrual: As disbursed
Example: 5-Deal Experience
Scenario: Atlanta investor with 5 previous rehabs
Tier: 4
Initial advance: $90,000
Holdback: $20,000
Loan total: $110,000
LTARV: 73.33%
LTFC: 91.67%
Interest accrual: As disbursed
Refinance Using As Is Value
For seasoned Georgia investors who own a property that’s increased in value, OfferMarket can lend against its current As Is market value instead of your cost basis — so long as:
Property is in livable condition (C4 or better)
It’s been owned 3+ years
Past lender charges are clean
Credit score is 680+
Tier 3+ experience
As Is comps support the value
Renovation is warranted due to tenant move-out or resale plans
Construction Holdback
For Georgia real estate investors, the construction holdback is a core component of the loan. These funds are distributed to you through draw reimbursements based on completed progress — ensuring you stay funded through each phase of your rehab.
If you’ve got the capital to self-finance renovations, you can waive the construction holdback. Otherwise, you can request draws as needed, with no minimum number of draws required.
| Criteria | Draw Processing Guideline |
|---|---|
| Minimum draw amount | None |
| Maximum draw amount | 100% of remaining construction holdback |
| Minimum number of draws | 0 |
| Maximum number of draws | None |
| Materials delivered but not installed | 50% (receipt or invoice required) |
| Draw inspection | App-based (self-serve) |
| Draw turnaround | 0 to 2 business days |
| Draw fee | $270 |
| Wire fee | $30 |
Appraisal and In-house valuation
Every hard money loan in Georgia requires a valuation — either through a third-party appraisal or OfferMarket’s in-house system, depending on your deal and qualifications.
You may qualify for in-house valuation if you’re an experienced Georgia investor with excellent credit and non-rural property.
In-house valuation eligibility:
| Criteria | Eligibility Requirement |
|---|---|
| Property type | Single family, Duplex, Triplex, Quadplex |
| Tier | 4 or higher |
| Credit score | 720+ |
| Rural | No |
| New market | No |
| LTARV | 70% maximum |
OfferMarket reserves the right to request a full appraisal, even if these conditions are met.
Exterior appraisal
Exterior-only appraisals are permitted in Georgia for the following scenarios:
REO sales
Foreclosure auctions
Sheriff’s sales
Online auctions
Bankruptcy sales
Note: Exterior appraisals must be no older than 120 days before closing, or recertified if between 120–179 days old.
Interior appraisal
In all other Georgia lending situations not listed above, a full interior appraisal will be required. This includes:
| Property Type | Required Appraisal Forms |
|---|---|
| Single family | 1004 + 1007 ARV (with As Is value included, non-gridded) |
| 2-4 Unit | 1025 + 216 ARV (with As Is value included, non-gridded) |
| Condo | 1073 + 1007 ARV (with As Is value included, non-gridded) |
Appraisals must be ordered through our approved AMC partners. Borrowers are responsible for the appraisal invoice, and unpaid invoices place loans on HOLD status.
Appraisal transfer
Already ordered an appraisal for your Georgia investment property? You may be able to transfer it to OfferMarket if:
It’s from an approved AMC
It’s under 180 days old
Transfer includes signed letter, PDF/XML reports, invoice, and AIR compliance
Stabilized Hard Money Loan
Have a property in Georgia with no deferred maintenance and an appraisal condition of C4 or better? That qualifies you for a stabilized loan — where you can borrow against its As Is value.
| Criteria | Guideline |
|---|---|
| LTV (maximum) | Tier 1: 70%, Tiers 3–5: 75% |
| LTFC (maximum) | Tier 1: 80%, Tiers 3–5: 90% |
| Appraisal condition | C1, C2, C3, or C4 |
| Loan Term (maximum) | 12 months |
Key Loan Details
| Criteria | Details |
|---|---|
| Loan Amount | $25,000 to $2,000,000* |
| Units per Property | 1 – 4 |
| Eligible Property Types | Non-owner occupied 1‑4 unit residential Single family, 2‑4 unit multifamily, Condos, Townhomes, PUDs |
| Property Minimum Size | SFR: ≥700 SQFT 2–4 Unit/Condo: ≥500 SQFT per unit |
| Max acreage | 5 acres |
| Loan to Cost (LTC) | Up to 90% purchase, 100% rehab |
| Loan to ARV (LTARV) | Up to 75% |
| Down Payment | Minimum $10,000 for purchase prices < $100K |
| Loan Term | 12 months standard 18–24 months available |
| Extensions | Up to 50% of original term |
| Points | 1.5 to 2 points (minimum $2,000) |
| Prepayment Penalty | None |
| Occupancy | Business use only, non-owner occupied |
| Transaction Types | Arms-length purchase, refinance |
| Region | All Georgia cities and counties |
| Amortization | Interest-only with balloon payment |
| Interest Accrual | < $100K: Full Boat ≥ $100K: As Disbursed |
Extensions
Though our loans are designed to be paid off in 12–24 months, Georgia investors can extend if needed. But extensions come with added interest, fees, and risk.
Focus on avoiding these to prevent delays:
Inexperienced general contractors
Aggressive scopes beyond your financial capacity
Cities with slow permitting (e.g., Atlanta Historic Districts)
Inherited tenants or evictions
No dual exit strategies
Extension Limits
| Initial Loan Term | Max Extension |
|---|---|
| 12 months | 6 months |
| 18 months | 9 months |
| 24 months | 12 months |
Extension Terms and Fees
| Extension Term | Fee |
|---|---|
| 3 months (1st request) | 1% of total loan amount |
| 3 months (2nd request) | 1.5% of total loan amount |
| 6 months (1st request) | 2.5% of total loan amount |
Extension Prerequisites
To qualify for an extension in Georgia:
Your builder’s risk insurance must cover the full extension period
Any outstanding appraisal or servicing fees must be resolved
Ineligible Property Types
The following are not eligible for our Georgia Hard Money Loan program:
Mixed use buildings
Multifamily (5+ units)
Condotels, co-ops
Mobile or manufactured homes
Log homes, cabins
Commercial use properties
Vacation rentals
Properties with gas or oil leases
Farmland or orchards
Properties on unpaved roads
Luxury or exotic homes
Borrower and Guarantor Requirements
| Item | Requirements / Eligibility |
|---|---|
| Borrowing Entities | LLC or Corporation only; nonprofits are not eligible |
| Eligible Borrowers | U.S. Citizens, U.S. Permanent Residents, and qualifying Foreign Nationals |
| Foreign Nationals | Valid Passport, Valid U.S. Visa (excluding certain types unless on waiver program), U.S. FICO required |
| Credit Requirements | Minimum 680 FICO; exceptions for 660–679 with added reserves |
| Liquidity Requirements | Cash to close + 25% of rehab budget among guarantors |
| Eligible Assets | Personal/business bank, brokerage, retirement (50% haircut) |
| Verification | 2 most recent statements; no seasoning required; LOE for large deposits |
| Guaranty Structure | Purchase: 51%+ of borrowing entity must guarantee; Refinance: 100% must guarantee |
| Recourse | Full Recourse; net worth ≥ 50% of loan amount across guarantors |
Credit and Background Items
Tri-merge report (120 days max) — middle score used (2 of 3 = lower score)
If no mortgage tradelines: 6 months of interest reserves required
If <5 tradelines: 6 months of reserves
Bankruptcy > 4 years from settlement date (else ineligible)
Foreclosure > 4 years from completion (else ineligible)
Bankruptcy/foreclosure 4–7 years: requires 3 months reserves
Late mortgage payments in past year: LOE required, subject to loan committee
Past due balances must be paid before funding
Involuntary liens, judgments: must be paid off
Civil lawsuits: LOE and subject to discretion
Criminal lawsuits or financial crimes: not eligible
Interest Reserves
Held in escrow and drawn down before monthly payments begin (if applicable).
| Interest Reserve | Scenario |
|---|---|
| 0 month | Lender discretion |
| 1 month | Guarantor FICO 700+ |
| 3 months | FICO 660–699 |
| 6 months | FICO 660–699 and/or background flags |
Financed Interest Payments
Georgia investors may qualify to finance interest instead of making monthly payments. This protects liquidity during rehab phases.
Example:
Loan: $100,000
Interest Rate: 12%
Held: 9 months
Interest Accrued: $9,000
Payoff:
Principal: $100,000
Interest: $9,000
Liquidity verification
To ensure safe leverage for your Georgia project, we require proof of the following:
Cash to close + 25% of rehab budget
Funds in your name, business name, or affiliated entities
Acceptable accounts: bank, brokerage, retirement (50% discount)
No need to transfer or consolidate funds
New accounts allowed; no seasoning required
Property Sourcing Guidelines
Georgia-specific sourcing expectations:
New markets like Augusta or Gainesville may require a GC agreement or LOE
Wholesale deals, quick flips, and price spikes require chain of contracts and review
Condos, ADUs, or extensive rehabs may require permits or engineer letters
All projects must include: purchase contracts, settlement statements, payoff letters, track record, and business formation documents
Insurance Guidelines for Hard Money Loans
Georgia's mix of historic properties and storm-prone zones makes proper insurance crucial. We require Builder’s Risk insurance — a bundled policy covering vacant, rehabbed, or at-risk properties.
| Coverage Type | Limit | Required |
|---|---|---|
| Dwelling | Replacement Cost or Loan Amount (zero coinsurance) | Yes |
| Liability | $1M per occurrence / $2M aggregate | Yes |
| Builder’s Risk | Included | Yes |
| Flood | Greater of $250K or loan balance (if in FEMA hazard zone) | If applicable |
Coverage Details
| Coverage Item | Requirement |
|---|---|
| AM Best Rating | A- VIII or better |
| Policy Type | Special Form |
| Deductible | $1,000–$5,000 |
| Lender’s Designation | Mortgagee and Additional Insured |
| Exclusions | No wind/hail/named storm exclusion |
| Cancellation Notice | 30-day minimum notice |
💡 Georgia Tip: Install smoke detectors, locks, and cameras immediately after purchase to avoid coverage disputes on claims.
Frequently Asked Questions
What Georgia cities are eligible for funding?
We fund hard money loans in all Georgia counties and cities, including Atlanta, Savannah, Macon, Columbus, Augusta, Athens, and more.
Can I do more than one hard money loan at a time?
Yes — many Georgia investors operate multiple concurrent projects. We'll help you manage your risk and avoid overextension.
Are hard money loans considered commercial?
Yes. They’re business-purpose loans issued to entities like LLCs or corporations.
What’s the minimum loan amount?
$25,000
Which property types qualify?
1–4 unit residential, including townhomes, condos, and small multifamily (non-owner occupied).
How is LTV calculated?
Initial advance is based on the lower of the As Is value or purchase price. LTARV = (initial advance + rehab holdback) ÷ ARV.
Do I need investing experience?
Not at all. Georgia first-time investors are welcome. Experience earns higher leverage but is not required to qualify.
Does wholesaling count as experience?
No. We require direct financial responsibility for completed rehabs to count toward your experience tier.
What documentation do I require?
Purchase Transactions
| Loan File Section | Required Document |
|---|---|
| Purchase | Fully executed contract |
| Credit Report | Soft tri-merge (each guarantor) |
| Background Report | Each member of entity |
| Track Record | All involved members |
| ID Verification | Driver’s license, Passport, or Green Card |
| Entity Formation Docs | Articles, Operating Agreement, W-9, Good Standing |
| Scope of Work | Detailed rehab budget |
| Appraisal | Invoice + ordered via AMC |
| Bank Statements | 2 most recent per guarantor |
| LOE | If required by underwriting |
Refinance Transactions
| Loan File Section | Required Document |
|---|---|
| Settlement Statement | Fully executed |
| Credit Report | Soft tri-merge |
| Background Report | All guarantors |
| Track Record | Each borrower |
| ID Verification | Government-issued ID |
| Sunk Costs | Detailed list of existing expenses |
| Scope of Work | Rehab budget |
| Appraisal | Ordered and uploaded |
| Bank Statements | 2 most recent |
| LOE | As required |
Are There Special Requirements For Loans Over $1M?
For Georgia projects above $1M:
| Criteria | Requirement |
|---|---|
| Experience | Minimum 3 deals; similar price point preferred |
| Market Liquidity | 3+ MLS comps within 2 miles, past 6 months |
| Credit Score | 680+ with 5 tradelines, 24-month history |
| Rural Designation | Not eligible |
| Track Record | Required |
Glossary of Key Terms
| Term | Definition |
|---|---|
| ADU | Accessory Dwelling Unit – a separate, self-contained living space on the same property as a single-family home, commonly added in metro Georgia areas like Atlanta or Decatur. |
| Arms-length | A transaction between unrelated parties, ensuring market-based pricing and terms. |
| Non Arms-length | A transaction between related parties that may influence pricing, such as family or business associates. |
| Initial Advance | The upfront portion of your Georgia hard money loan that goes toward property acquisition. Paid at closing. |
| Construction Holdback | The portion of the loan reserved for rehab expenses. Funds are released as work is completed. |
| Interest Reserves | Prepaid interest held in escrow to cover initial monthly payments. Used when required by underwriting. |
| LOE | Letter of Explanation — a written document that clarifies background or financial details requested by underwriting. |
| LTC | Loan-To-Cost — the ratio of your loan amount to total costs (purchase price + rehab). |
| LTFC | Loan-To-Full-Cost — relevant for extensive rehabs in Georgia; compares the loan to total project cost (purchase + rehab). |
| LTV | Loan-To-Value — the ratio of the loan to the property’s current “As Is” appraised value. |
| LTARV | Loan-To-After-Repair Value — compares your total loan (initial + rehab) to the expected ARV. Sometimes shown as ARLTV. |
| As Disbursed Interest | You’re charged interest only on the portion of the loan that has been drawn (common for projects ≥ $100K). |
| Full Boat Interest | Interest is charged on the total approved loan amount, regardless of funds drawn. Applies to loans < $100K. |
| Lopsided Deal | When rehab cost exceeds the purchase price or value — often found in rural or distressed Georgia deals. |
| GC Agreement | General Contractor Agreement — contract outlining responsibilities and rehab scope. May be required in new Georgia markets. |
| DSCR | Debt Service Coverage Ratio — measures rental income against debt obligations. Important for BRRRR investors in Georgia. |
Instant Georgia Hard Money Loan Quote
OfferMarket Capital LLC is one of Georgia’s leading private lenders for 1–4 unit residential real estate. We specialize in Hard Money Loans Georgia and DSCR loans. If you’re ready to flip houses in South Fulton, BRRRR in Gwinnett County, or refinance a Midtown Atlanta duplex, we’re here to help.
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