Metro Atlanta is one of the busiest single-family rental markets in the country, and large bridge loans there often fund a whole group of homes in one closing. Intown Atlanta, the northern suburbs and Savannah supply the high-value single-property deals.
In short: LendingStreet funds Georgia bridge loans from $1M to $5M+ on 1-8 unit investment properties, with rates from 7.99% and closings in as little as 10 days. Larger balances are reviewed case by case and usually need a full valuation. Georgia investors use them for rental packages across metro Atlanta, renovations of intown homes and Savannah properties, then refinance into DSCR, blanket or jumbo DSCR loans.
Intown Atlanta neighborhoods such as Virginia-Highland, Inman Park, Grant Park, Kirkwood, Ormewood Park and West Midtown have homes and small multifamily that pass $1M, and Buckhead and Brookhaven have higher-value homes. Decatur adds strong rental demand near Emory and the CDC.
Packages of single-family rentals are common in suburbs and nearby counties, including Gwinnett, Henry, Clayton, Douglas, Paulding and Cherokee. Alpharetta, Roswell, Johns Creek and Marietta have higher-value suburban rentals. Outside Atlanta, Savannah has historic homes and vacation rentals, Athens has student rentals near the University of Georgia, and Augusta and Columbus have military-related rental demand near Fort Gordon and Fort Benning.
| Area | Typical $1M+ bridge collateral | Typical exit |
|---|---|---|
| Intown Atlanta | Renovated homes, duplexes to 8 units | Jumbo DSCR or DSCR |
| Gwinnett, Henry, Clayton, Cherokee, Paulding | Packages of single-family rentals | Blanket or individual DSCR |
| Alpharetta, Roswell, Johns Creek | Higher-value suburban homes | DSCR refinance or sale |
| Savannah | Historic homes, vacation rentals | STR or long-term DSCR |
| Athens | Student rental groups | DSCR on combined rent |
Georgia files above $1M usually involve:
The program covers 1-8 unit investment property from $150,000 to $5M+, with rates from 7.99% and interest-only payments. We size large balances deal by deal rather than off a rate sheet, looking at value, cost, experience and the exit.
Plan on a full valuation for a large balance. That is the main item that sets the calendar; when it is ordered right away and the title work is clean, closings can happen in as little as 10 days.
Georgia charges a real estate transfer tax on deeds and an intangible recording tax on long-term notes secured by Georgia real estate, meaning notes that mature more than three years out. A short bridge note may be treated differently from a 30-year DSCR refinance, so ask your closing attorney how each loan will be taxed.
Property is assessed at 40% of fair market value, and homestead exemptions only apply to a primary residence. Some metro counties and cities have large exemptions for homeowners, so an investor's bill can be much higher than the seller's. Use the full non-homestead estimate.
This example is illustrative and not a quote. An investor buys ten leased three- and four-bedroom homes in Henry and Clayton counties from one landlord for $2,300,000, closing in two weeks.
The investor brings management in-house, re-leases two homes at market rent and refinances all ten together. The refinance at 75% LTV comes to $1,762,000, which repays the $1,725,000 bridge balance and returns about $37,000.
Because the combined balance passes $1.5M, this refinance falls into jumbo DSCR territory, but the homes could also be split into individual loans. Taxes reflect non-homestead bills.
| Line item | Amount |
|---|---|
| Bridge loan | $1,725,000 |
| Estimated monthly interest-only payment | $15,094 |
| Hold period | 5 months |
| Value at refinance | $2,350,000 |
| Jumbo DSCR loan at 75% LTV | $1,762,000 |
| Estimated principal and interest | $12,170 |
| Taxes | $1,950 |
| Insurance | $1,250 |
| Total monthly payment | $15,370 |
| Monthly rent | $19,500 |
| DSCR | 1.27x |
Georgia real estate closings are handled by attorneys. On a multi-property package, the closing attorney coordinates title, payoffs and recording for every property, so choose one experienced with investor portfolios.
Many newer suburban subdivisions have HOAs that cap the number of rentals or require owners to hold a home for a period before leasing it. On a builder bulk purchase or a package in a new subdivision, read the covenants for every home before you close.
On a large package, a title problem on just one home, such as an old unreleased lien or a gap in the chain of title, can hold up the whole closing. Give your attorney time to clear every property, and consider closing the clean homes first if one is delayed.
Savannah regulates short-term rentals by zone, and in some downtown and historic areas the number of non-owner-occupied rentals is capped or limited. Check the city's current rules and certificate requirements before you buy a historic home for vacation income.
Atlanta requires short-term rental licenses and limits how many properties an operator can rent in addition to a primary residence. Tybee Island and the mountain areas around Blue Ridge have their own permitting systems.
Where short stays are allowed, some DSCR programs can use projected short-term rental revenue for the refinance; elsewhere, plan on long-term leases.
There are two common exits: sell the property, or refinance into a long-term DSCR loan that qualifies on rent rather than personal income. For balances around $1.5M and up, that refinance is a jumbo DSCR loan, and leverage on the larger balance varies by program.
Seasoning before a cash-out refinance also varies by program, so ask about it up front if you plan to pull equity out after the bridge.
Send the following and we can usually issue terms quickly and order the valuation right away:
It applies to long-term notes, those maturing in more than three years. A short bridge note may be treated differently. Ask your closing attorney.
Yes, if each property is 1-8 units. The group can later move into a blanket loan or individual DSCR loans.
Homestead exemptions in many metro counties are large and only apply to owner-occupants. Budget the full non-homestead amount.
A closing attorney handles title, payoffs and recording.
In most cases. A seven-figure balance usually needs an appraisal or similar report, so we order it as soon as terms are accepted.
In as little as 10 days when the valuation, title and entity documents move quickly. Complex packages can take longer.
The program is listed at $5M+, so larger requests are possible and reviewed case by case.
Yes. We offer DSCR and jumbo DSCR loans as the takeout, qualifying on the property's rent with LLC borrowers standard.
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