North Georgia's mountain cabins, Savannah's historic district and the Golden Isles give Georgia three very different short-term rental markets. Each has its own permits, and each earns in a different season.
In short: LendingStreet makes DSCR loans on Georgia short-term rentals, and some programs size the loan on a third-party projection of short-term rental revenue rather than a 12-month lease. Qualification runs on the property, not your personal income: 620 minimum credit, loans from $150,000 with no stated maximum and LLC ownership allowed. Savannah and Atlanta regulate non-owner-occupied rentals closely, while the mountain counties are more open, so the address decides the plan.
Blue Ridge, Ellijay, Helen, Dahlonega and the rest of the North Georgia mountains are a cabin market built on weekend drives from Atlanta, with hot tubs, mountain views and river access. Fannin, Gilmer and White counties have large concentrations of rental cabins.
Savannah draws visitors to its historic district and riverfront, and Tybee Island adds a beach market minutes away. St. Simons Island and Jekyll Island in the Golden Isles are family beach destinations. Lake Lanier, Lake Oconee and Lake Burton draw boaters, and Athens fills up on Georgia football weekends.
| Market | Who books | What to check |
|---|---|---|
| Blue Ridge and Ellijay | Atlanta weekenders, families | County permit, steep-lot access |
| Savannah | Historic district visitors | STR certificate, ward limits |
| Tybee Island | Beach families | City permit, flood zone |
| St. Simons Island | Families, golfers | County registration, wind coverage |
Savannah requires a short-term vacation rental certificate and limits non-owner-occupied rentals in many residential zones and historic wards. Tybee Island requires permits and has debated limits in residential areas. Atlanta adopted a permit ordinance that limits how many units one operator can run in addition to a primary residence; enforcement has been phased in, so confirm current status with the city.
The mountain counties have generally been more open but still require business licenses and lodging tax registration, and some have added permits, septic capacity limits and occupancy rules. HOA covenants in cabin communities can also limit rentals.
Instead of asking for your tax returns, the lender divides the property's income by its full monthly payment, including taxes, insurance and HOA dues. For a vacation rental with no history, some programs accept a third-party revenue projection built from comparable listings. If the property already rents nightly, its booking history can carry more weight.
Most programs look for a ratio of at least 1.0x, and sub-1.0 options exist. Purchase leverage goes up to 80% LTV and cash-out up to 75% LTV, with lower limits on some short-term rental programs and large loans. Loans start at $150,000, the minimum credit score is 620 and 30-year terms are available. Anything from a single condo to an eight-unit building fits the residential program; larger buildings go through commercial lending.
Georgia charges sales tax on short-term lodging, a per-night state hotel-motel fee, and local hotel-motel excise taxes set by cities and counties. Platforms collect many of these, but the fee and some local taxes may need to be filed directly.
Georgia property is assessed at a 40% assessment ratio, and the homestead exemption only applies to an owner's primary residence. Many counties reassess when a property sells, so budget on the purchase price rather than the seller's bill.
Mountain cabins on steep lots can raise insurance and appraisal questions about access, decks and wood stoves. On the coast, wind and flood coverage drive costs, and flood insurance is generally required in mapped zones around Tybee and the Golden Isles.
At closing, Georgia charges an intangible recording tax on new mortgages in addition to a modest transfer tax on the purchase. Ask your closing attorney for the full cost estimate, since Georgia closings are handled by attorneys rather than title companies alone.
This example is illustrative and not a quote. An investor buys a three-bedroom cabin with a mountain view near Blue Ridge for $525,000. A projection for comparable cabins shows $49,000 a year in gross revenue. At 75% LTV the loan is $393,750, and estimated principal and interest on a 30-year term is about $2,753 a month. Add $380 in taxes, $230 in insurance and $40 in HOA dues, and the payment is about $3,403. $4,083 of average monthly revenue divided by that payment gives a DSCR of about 1.20x.
Putting 30% down changes the picture: a $367,500 loan, a payment of about $3,220 and a DSCR of about 1.27x, with $26,250 more due at closing. Blue Ridge cabins with views and hot tubs rent well, but many buyers have entered the market, so a projection built on recent comparables in the same area matters more than older numbers.
| Item | Amount |
|---|---|
| Purchase price | $525,000 |
| Loan amount at 75% LTV | $393,750 |
| Down payment | $131,250 |
| Projected annual revenue | $49,000 |
| Average monthly revenue | $4,083 |
| Estimated principal and interest (30-year) | $2,753 |
| Property taxes | $380 |
| Insurance | $230 |
| HOA dues | $40 |
| Total monthly payment | $3,403 |
| DSCR | About 1.20x |
North Georgia peaks in October for fall color and stays strong on weekends year round, with summer and holidays busy too. Savannah is steady, with spring the strongest season. Tybee and the Golden Isles are summer markets. Athens earns much of its revenue on football weekends and graduation.
Most delays come from missing items. Pull these together first:
Our investor loans are business-purpose loans on non-owner-occupied property. Send the address, price, projected revenue and target leverage. The financing team checks the ratio at a few loan amounts, flags local permit or HOA issues it sees, and comes back with options, including a long-term-rent fallback if the nightly numbers are thin.
We lend in Fannin, Gilmer, White, Chatham, Glynn, Fulton and the rest of Georgia's counties. Call (877) 298-1001 or use the form below to get a quote.
In some zones, yes, with a certificate, but Savannah limits them in many residential areas and historic wards. Check the address with the city.
Atlanta's ordinance requires a permit and limits operators to their primary residence plus one additional unit. Confirm current enforcement with the city.
It is a per-night state fee charged on lodging, including short-term rentals, on top of sales tax and local hotel-motel taxes.
On some programs, yes, if county rules and any HOA allow nightly rentals and the cabin has year-round access.
You can put more down, look at a sub-1.0 DSCR program or qualify on long-term market rent instead. Our guide to low STR projections, linked below, walks through each option.
Yes. LLC borrowers are standard on DSCR loans, and you sign for the loan personally as the owner of the entity.
No. Our investor loans are business-purpose loans on non-owner-occupied property, not second homes or residences.
Yes. The appraiser estimates market rent, and on short-term rental programs the revenue figure may come from a third-party projection or booking history. Both feed into the ratio.
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