With many Macon rentals selling for under $200,000, a bridge loan above $1 million here means a package: a dozen or more houses from a fund leaving the market, a landlord's lifetime portfolio across Macon-Bibb and Houston County, or several small multifamily buildings near Robins Air Force Base. Single properties at that price are rare in Middle Georgia.
In short: LendingStreet offers residential investor bridge loans in Macon and Middle Georgia from $1M to $5M+ on 1-8 unit properties, with rates from 7.99%, interest-only terms and closings in as little as 10 days. Larger balances usually need a full valuation and are reviewed case by case. Most borrowers exit by refinancing into one or more blanket portfolio loans or by selling part of the package.
Packages are the norm. National rental owners bought houses across Macon, Warner Robins and the surrounding counties, and when they exit, they often sell ten, twenty or more at a time. Local landlords who built portfolios over decades also sell in groups. A buyer who can close quickly on the whole package often gets the best price.
Other large files include groups of duplexes and fourplexes near Robins Air Force Base and the occasional high-value historic home in Shirley Hills or Ingleside bought for renovation. Buildings of 9 or more units are commercial; see /commercial.html.
These packages often include houses in very different conditions, from move-in ready homes in North Macon to houses in East Macon that need a full turnover. Pricing each house separately, even inside a package bid, keeps the numbers honest.
A package seller wants one closing, and many of the houses may need turnover work or new tenants. A DSCR lender needs leased, rent-ready properties. A bridge loan closes the purchase and buys time to fix, lease and decide which houses to keep.
Expect a full appraisal on each property or a portfolio valuation. Macon neighborhoods can change from one block to the next, so condition and exact location matter for each house. Provide rent rolls, leases and repair budgets.
Packages usually sell below the sum of individual values. Lenders generally size the loan on the lower of price and appraised value, so the discount builds your equity but does not raise the loan.
On a package of 14 or more houses, the appraisal process alone can take several weeks, so schedule inspections and access early.
This example is illustrative and not a quote. An investor buys 14 houses across East Macon, North Macon, Warner Robins and Centerville from an exiting fund for $1,540,000, about $110,000 each. The bridge loan is 75% of the price, $1,155,000, interest-only, with estimated monthly interest of about $9,625. Several houses need turnover work, paid in cash.
After repairs and leasing, the 14 houses are worth about $1,750,000 and rent for $16,100 a month. A blanket DSCR refinance at 70% of value is $1,225,000, enough to retire the bridge loan and return some cash. Estimated principal and interest on a 30-year term is about $8,565, plus $1,750 in taxes and $1,820 in insurance, for about $12,135 a month. Portfolio DSCR is about 1.33x.
| Stage | Amount |
|---|---|
| Package price (14 houses) | $1,540,000 |
| Bridge loan at 75% | $1,155,000 |
| Estimated monthly bridge interest | $9,625 |
| Value after repairs and leasing | $1,750,000 |
| Blanket DSCR loan at 70% | $1,225,000 |
| Monthly payment with taxes and insurance | $12,135 |
| Combined rent | $16,100 |
| Portfolio DSCR | 1.33x |
A package of Macon houses almost always exits into a blanket portfolio loan, or two blankets if the investor wants to split Macon-Bibb and Houston County properties; see /blanket-portfolio-loans-macon-ga.html. Individual DSCR loans are harder here because many houses fall below the $150,000 minimum on their own. Jumbo DSCR balances are rare in Macon and would usually involve several properties; see /jumbo-dscr-loans-macon-ga.html.
Selling part of the package is a good backup. Renovated houses in North Macon or Ingleside can sell to owner-occupants. See /bridge-to-dscr-loan-guide.html.
Georgia closings are handled by attorneys. Transfer tax applies to deeds, and the intangible recording tax applies to long-term notes, which generally affects the later DSCR refinance more than a short-term bridge loan; ask your closing attorney how it applies. Title work is needed on every property.
Georgia assesses property at a 40% assessment ratio, and rentals do not get homestead exemptions. Insurance on 14 older houses is a meaningful monthly cost, and lenders require coverage on every property at closing.
A package this size takes time to stabilize. Plan for repairs, leasing and the refinance itself, including appraisals and title on every house. Near the base, summer is the busiest leasing season because of assignment changes.
A local property manager who already handles houses in the same neighborhoods can speed up leasing and gives underwriters confidence.
Because many houses in a Macon package are low-priced, small repair overruns add up quickly. Build a contingency into the repair budget and your reserves.
On $1M+ bridge loans, underwriters look at how many rentals you have owned and managed, whether you have handled a package before and how much cash you will have after closing for interest, repairs and vacancy.
Send the property list, price, rent roll, repair budget and exit plan through the form below, or call (877) 298-1001 to get a quote.
On large Middle Georgia packages, investors sometimes split the exit into two blanket loans, for example one for Macon-Bibb houses and one for Houston County houses near the base. That can make later sales easier, since each loan has fewer properties and simpler release terms.
Another approach is to keep the strongest houses in a blanket and sell the rest after repairs. Houses in North Macon and Ingleside often sell well to owner-occupants, while houses in lower-priced neighborhoods tend to stay rentals.
Whatever split you choose, decide before you close on the bridge loan so you can time repairs, leasing and appraisals for each group.
Yes. Our residential investor bridge loans run from $150,000 to $5M+. In Macon, large balances usually cover packages of houses.
Rates start from 7.99%, with pricing based on leverage, the properties, your experience and the exit.
Yes. Larger balances usually need a full valuation on each property or across the portfolio.
Yes. A blanket portfolio loan can combine five or more properties, with release provisions for later sales.
Yes. Properties across Middle Georgia can be included.
As little as 10 days on some files, though large packages often take longer for appraisals and title work.
Yes. Bridge loans are short-term and interest-only.
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