Hard Money Calculator

Georgia Hard Money Loan Calculator

Enter your deal to see how much you can borrow, your rate and points options, and the cash you'll need to close. Choose a project type for fix and flip, bridge, ground-up construction, or 30-year rental (DSCR) loans. Pricing based on current industry rates.

The project
You

Flips, ground-up builds, or rentals you bought, renovated, and sold or held.

Your middle score of the three bureaus. 650 minimum.

The numbers
$
$

Leave blank if it matches the purchase price.

$
$

Expected value once the work is finished, based on recent comparable sales.

Hard money loans for Georgia real estate investors

This calculator is set to Georgia. Pick a project type (fix and flip, bridge, ground-up construction or a 30-year rental loan), enter the property ZIP code and your numbers, and it prices the loan with current investor lending rules: loan amount, rate and points options, monthly payment and cash to close. It covers single-family homes, 2–4 unit buildings, condos, townhomes and PUDs held as investments, from Fulton, DeKalb, Cobb, Gwinnett, Clayton and Henry counties to Savannah, Augusta and Macon.

How the ZIP code changes an Atlanta flip

Metro Atlanta has many neighborhoods where a full renovation sells for well over twice what a typical home in the ZIP code is worth. Lenders treat that gap as risk. Take a 1–4 flip investor with a 720 score buying in 30310 (West End and nearby) for $230,000, with a $110,000 rehab and a $520,000 after-repair value. The typical home value in that ZIP code is about $249,000, so the ARV is 2.1 times the norm, and the calculator lends $289,000: $184,000 at closing (80% of the price) and $105,000 of the rehab, leaving $5,000 of the work for you to pay.

Run the same deal in 30318, where typical values are around $380,000, and the loan is $317,000: $207,000 at closing (90% of the price) and the whole $110,000 rehab. That's $28,000 more, and your down payment drops from $46,000 to $23,000. If the appraisal shows renovated sales near your ARV in the first ZIP code, the lender can lift the cut, so pull comps before you count on the lower figure.

What's different about investing in Georgia

Foreclosures move fast. Georgia lenders take a security deed rather than a mortgage and can foreclose without going to court. Sales happen on the first Tuesday of each month at the county courthouse after four weeks of legal ads. That steady auction calendar is a big source of flip inventory, but auction purchases need cash or a bridge loan ready to close quickly, and you usually can't inspect the inside first.

Closing taxes are modest. The state transfer tax is $1 per $1,000 of the price (about $520 on a $520,000 resale), usually paid by the seller. Short-term loans skip the intangible recording tax; the 30-year rental loan you refinance into pays $3 per $1,000.

Attorneys run the closing. Georgia requires an attorney to oversee real estate closings. Line one up before you sign a contract, especially for an auction or a quick-close purchase.

Taxes reset to your price. Georgia assesses property at 40% of fair market value, and the seller's bill may include homestead exemptions an investor can't claim. Estimate taxes from the county millage rate and your purchase price. On a flip they add to holding costs; on a rental they reduce the DSCR.

Coastal insurance costs more. Savannah, Brunswick and the barrier islands carry wind and flood exposure, and flood zones can add a separate policy. Get a quote early so the premium is in your holding costs and your DSCR.

Which Georgia loan fits your project

  • Fix and flip: purchase plus rehab paid in draws, sized against the after-repair value.
  • Bridge: short-term purchase or refinance with no rehab, useful for courthouse-auction buys and fast closings. See the bridge loan calculator.
  • Ground-up construction: land plus build budget for infill homes and new construction in growing suburbs. See the construction loan calculator.
  • DSCR rental loan: a 30-year loan qualified on rent instead of personal income, the usual exit for a buy, renovate, rent and refinance plan. See the DSCR loan calculator.

What drives your rate in Georgia

The same factors as anywhere: experience, credit score, loan amount, property type and, for flips, the size of the rehab compared with the price. In the example above the rate options are the same in both ZIP codes; only the loan amount changes. Enter the real ZIP code, and if you plan to keep the property, size the refinance first with the DSCR loan calculator so you know it pays off the short-term loan.

Related calculators

Frequently asked questions

Can I get a hard money loan in Georgia?

Yes. Fix and flip, bridge, ground-up construction and DSCR rental loans are available for 1–4 unit investment properties across Georgia, from metro Atlanta to Savannah, Augusta, Macon, Columbus and Athens. Choose your project type and enter the property ZIP code to see pricing.

Do I pay Georgia intangible tax on a hard money loan?

Usually not. Georgia's intangible recording tax ($1.50 per $500 of the loan, capped at $25,000) applies to long-term notes, meaning any part of the principal is due more than three years out. A 12- or 18-month flip or bridge loan is a short-term note. The 30-year DSCR loan you refinance into is long-term, so a $250,000 refinance carries about $750 of intangible tax.

Why does the calculator lend less on some Atlanta flips?

When the after-repair value is more than twice the typical home value in the ZIP code, lenders cut leverage by 10 points unless comparable sales support the number. That happens a lot on full renovations in fast-changing intown neighborhoods. The calculator shows the conservative figure; if the appraisal has renovated sales near your ARV, the lender can drop the cut.

Who closes a real estate deal in Georgia?

A Georgia-licensed attorney. Georgia requires an attorney to oversee real estate closings, so the closing attorney usually also handles title and the loan documents. Choose one who closes investor loans regularly; it helps when the lender has draw schedules and entity documents to review.

Does Georgia have rent control?

No. State law bars cities and counties from adopting rent control, so a DSCR loan can be sized on market rent once the property is leased. Rent still has to support the payment, taxes and insurance, so check the rent with the DSCR calculator before you buy.

Ready to lock in terms? Request a free quote.

Estimates are for planning only and are not a commitment to lend.