Savannah's rental market rests on jobs: the Port of Savannah, Gulfstream, the hospitals, Hunter Army Airfield, Fort Stewart down the road, and the Hyundai Metaplant in Bryan County. Investors who buy here tend to accumulate single-family homes and duplexes across several towns, which is exactly the kind of portfolio a blanket loan is built for.
In short: LendingStreet offers blanket portfolio loans for Savannah investors who own five or more rentals of 1 to 8 units each across Chatham, Effingham, Bryan and Liberty counties and beyond. The loan is qualified on combined rent against combined payment, taxes and insurance, with one closing, one payment and release provisions when you sell a property. Savannah-area rents are strong relative to prices, so many portfolios here can carry more leverage than coastal markets elsewhere, often near the program maximum.
Typical borrowers have built a portfolio of seven to twenty homes over several years, often financed with short-term loans and individual DSCR loans from different lenders. Others are out-of-state investors who started buying around Savannah because of job growth tied to the port and manufacturing.
A blanket loan replaces those loans with one closing, one payment and one maturity, and can pull cash out to buy more.
It also helps investors who manage from out of state. One loan, one escrow account for taxes and insurance and one annual review is far easier to track than a dozen separate loans with different servicers, and it makes the portfolio simpler to hand to a property manager.
Inside Savannah, rentals cluster in Midtown, the areas around Ardsley Park and Baldwin Park, Starland and Thomas Square, Hudson Hill, West Savannah, the Southside and Windsor Forest. Older homes and duplexes are common in these areas, with a range of conditions and price levels.
West and north of the city, Pooler, Port Wentworth, Garden City and Rincon draw port, logistics and Gulfstream workers. South of the city, Richmond Hill has grown quickly with families and newer subdivisions, and Hinesville serves Fort Stewart with lower prices and steady military demand. Bryan County growth near the Hyundai Metaplant has added demand along the I-16 corridor.
Each property is underwritten on its lease or market rent, and the totals are combined. The portfolio qualifies when combined rent covers combined principal and interest, taxes, insurance and any HOA dues at the required ratio, with 1.0x the standard minimum.
Hinesville and Garden City rentals often carry the most rent per dollar of value, while Starland and Ardsley Park homes cost more but appreciate and lease to higher-income tenants. Combining them balances cash flow and quality.
Military rentals near Fort Stewart and Hunter Army Airfield follow deployment and reassignment cycles, so turnover can be higher than in civilian neighborhoods. Underwriting uses the lease or market rent, but your own budget should allow for more frequent turns.
This example is illustrative and not a quote. An investor refinances seven rentals into one blanket loan: four in Savannah and Garden City, plus homes in Pooler, Richmond Hill and Hinesville. Taxes are estimated from current assessments, and insurance at $190 a month per property.
At 80% of combined value the DSCR would be about 0.98x. At 75%, a blanket loan of $1,661,250 has estimated principal and interest of about $11,333, and the total with taxes and insurance is about $14,796. Against combined rent of $15,200, the portfolio DSCR is about 1.03x, and at 70% it rises to about 1.08x.
| Property | Value | Monthly rent | Annual taxes |
|---|---|---|---|
| Midtown single-family | $285,000 | $1,950 | $3,400 |
| Ardsley Park area single-family | $360,000 | $2,300 | $4,300 |
| Pooler single-family | $330,000 | $2,150 | $3,600 |
| Richmond Hill single-family | $345,000 | $2,250 | $3,700 |
| Garden City duplex | $260,000 | $2,000 | $3,100 |
| Hinesville single-family | $215,000 | $1,650 | $2,500 |
| Starland duplex | $420,000 | $2,900 | $5,000 |
| Total | $2,215,000 | $15,200 | $25,600 |
Georgia assesses property at 40% of fair market value, and each county, city and school system levies taxes on that figure. Investors do not receive homestead exemptions, and values are reviewed each year, so tax bills can rise as values climb. Chatham, Effingham, Bryan and Liberty counties all have different rates.
Georgia charges an intangible recording tax on long-term notes secured by Georgia real estate, $1.50 per $500 of loan amount up to a maximum of $25,000. On a single blanket loan that tax is paid once on the new note. A transfer tax applies to property sales, not refinances.
Release provisions let you sell one property and remove it from the lien by paying a set release amount, while the rest of the portfolio stays in place. The amount is written into the loan documents and varies by program.
Plan releases around your strategy. Selling a high-rent Hinesville or Garden City home can lower the remaining DSCR, while selling a lower-yield Midtown home that has appreciated may improve it. Our release clause guide explains how lenders set these amounts.
Most inland rentals in Pooler, Richmond Hill and Hinesville insure at moderate cost. Properties in low-lying areas of Savannah, Garden City or near the marsh may be in flood zones that require flood insurance. Each property's premium flows into the portfolio total, so collect quotes early.
Send a property schedule with addresses, unit counts, leases, current loan balances, tax bills, insurance and flood zones. Note any properties you plan to sell and any still under renovation, since homes mid-renovation may need to wait or use a bridge loan first. Call (877) 298-1001 or use the form below to start.
Five or more investment properties, each with 1 to 8 units. A duplex counts as one property, and so does a fourplex.
Yes. Properties across coastal Georgia can be combined, and on some programs properties in more than one state.
The standard minimum is 1.0x on combined rent against combined payment, taxes, insurance and HOA dues.
A tax on long-term notes secured by Georgia real estate, $1.50 per $500 of loan amount up to $25,000. It is paid once on a blanket loan.
Yes. Release provisions let you sell a property and pay down the loan by the release amount set at closing.
Yes, up to 75% LTV on some programs, if the portfolio DSCR supports it. Savannah-area rents relative to prices often make that possible.
Yes. Hinesville rentals can be included and are underwritten on their leases or market rent. Their lower prices and steady military demand often help the portfolio DSCR.
No. The portfolio qualifies on rent. LLC borrowers are standard, and you sign for the loan personally.
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