Hard money loans in Georgia

A hard money loan is short-term financing secured by real estate. Approval rests mainly on the property’s value, not your personal income or credit. That is why it can close quickly.

Our hard money program is offered in Georgia only. It serves investors buying, renovating or building investment and commercial property in Atlanta and across the state.

The money comes from private lenders and investor groups rather than banks. Our job is to place your deal with the Georgia lending partner that fits it.

Investing in the Atlanta metro? See Atlanta hard money lenders for how this works for intown and suburban deals.

Hard money loans typically fund in 5 to 10 business days. Terms usually run 12 to 18 months. Most borrowers repay by selling the property or refinancing into a longer-term loan.

Hard money suits Georgia investors who need to move fast and have strong liquid assets. Common uses include:

• Buying a property before a competing offer closes
• Funding a renovation the bank won’t finance
• Ground-up construction on investment property
• Bridging the gap until a long-term loan is ready

Typical borrowers are real estate investors, house flippers and developers. If your property is outside Georgia, see our fix and flip loans or debt programs instead.

Loan-to-value (LTV) is the loan as a share of the property’s value. A 65% LTV on a $1,000,000 property means a loan of about $650,000.

Rates are higher than a bank loan, and terms are shorter. You’re paying for speed and lighter paperwork.

Our Georgia hard money lending partners finance a range of property types:

• Single-family investment homes
• Multifamily residential
• Commercial property
• Industrial property
• Land
• Construction, including ground-up projects on investment and commercial property

Hard money can also cover renovation costs. A loan can be structured to fund both the purchase and the improvements.

Lenders focus on the deal more than the borrower. Expect them to look at:

• Location. The property and the loan must be in Georgia.
• Property value. Both the current value and the value after any planned work.
• Down payment. Usually around 35%. You may pledge another property you own to lower the cash you bring in.
• Exit strategy. A clear plan to repay, such as a sale or a refinance into a conventional loan.
• Liquidity. Strong liquid assets make approval smoother.

There are no income documents to gather and no credit score minimum.

• Points: typically 2% to 4% of the loan amount, collected at closing. More complex deals can carry higher points.
• Appraisal: paid by the borrower once you decide to move forward with a loan offer.

If you can’t repay on time, you may be able to negotiate an extension. If not, the lender can foreclose on the property. Build a realistic exit plan before you close.

Georgia hard money lenders differ more than their rate sheets suggest. Before you commit, compare:

• Total cost. The rate, the points at closing, the appraisal and any extension fees, not just the headline rate.
• What they lend on. Some lenders do renovations but not land or ground-up construction.
• How they handle rehab money. Whether renovation funds come at closing or in draws after inspections.
• Extension terms. What happens, and what it costs, if your project runs past the loan term.
• Their read on your exit. A lender who questions your resale price or refinance plan is telling you something useful.

As a brokerage, we compare these across our Georgia lending partners for you, so you see your options side by side instead of applying to lenders one at a time.

Speed is the main reason. Atlanta’s investment market moves quickly, and sellers often favor buyers who can close fast. A loan that funds in days rather than weeks can make your offer more competitive.

Flexibility is the second reason. Banks often won’t lend on a property that needs major work, or on land and construction. Hard money lenders focus on the property’s value and your plan, so those deals can still get financed.

The trade-off is cost. Use hard money for the short stretch where speed matters, then move into cheaper long-term debt.

A conventional commercial loan checks credit, verifies income and reviews detailed financials. It typically offers lower rates and longer terms, but takes longer to close.

Hard money trades a higher rate for speed and simpler approval. For a side-by-side look, read hard money vs. conventional loans. Many Georgia investors use hard money to buy and renovate, then refinance into a DSCR loan or conventional loan once the property is stabilized.