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Hard Money Lenders in Georgia (2025 Guide)

  • Writer: Hardmoney Georgia
    Hardmoney Georgia
  • Aug 25
  • 5 min read

When timing is tight and a bank can’t keep pace, Georgia hard money lenders step in with speed and flexible structures designed for investors. These short-term, asset-based loans help you acquire, renovate, or build without the slow, document-heavy process of conventional underwriting. This guide explains how hard money works in Georgia, who’s actively lending, typical terms, how fix and flip loans Georgia are structured, and how to compare private money lenders in Georgia with confidence. We also include what top-ranking guides and directories surface most often so you can focus your lender outreach efficiently.


How hard money works (and why investors use it)

Hard money is collateral-first financing. Lenders underwrite the property, business plan, and exit (sale, DSCR refi, or construction-to-perm) more than your W-2s. That’s why investors lean on it for fast acquisitions, bridge needs, and value-add projects that don’t fit bank boxes. It’s typically short-term, interest-only, and paired with a draw schedule for renovations or new construction. Expect pricing to be higher than bank debt because you’re paying for speed and flexible approval.

A useful rule of thumb you’ll see across experienced sources: maximum leverage is commonly around 70% loan-to-value (LTV) on purchase bridges (sometimes a bit lower or higher by program and sponsor). Model your deal under that ceiling to strengthen approval odds and pricing.


Who’s actively lending in Georgia?

While the roster evolves, several names and directories appear repeatedly on high-visibility pages and lender marketplaces:

  • Lima One Capital – Longtime presence with Georgia-specific coverage; programs for fix-and-flip, rental/DSCR, and new construction. Their GA hub positions them as a go-to for real estate investors statewide.

  • Capital Fund 1 – Operates statewide and in Atlanta with marketing around quick decisions; use published speed claims as best-case scenarios and still plan for title/appraisal timelines.

  • Rehab Financial Group (RFG) – Active Georgia and Atlanta pages; well known for rehab and rental acquisitions plus borrower resources.

  • Directories for fast long-listing – State and metro pages let you scan private money lenders in Georgia, program types, and basics in one place. Start with Georgia and Atlanta roundups to build a call list.


Fix and flip loans Georgia: what to expect

Most fix and flip loans (Georgia) are structured around the after-repair value (ARV). Common designs: a high percentage of purchase price, plus rehab funds, capped by a maximum % of ARV to control risk. For instance, national lenders with Georgia coverage publish programs that fund up to ~75% of ARV on rehab projects (with variations for experience and deal strength). That framework keeps equity aligned while giving you enough capital to complete the scope.

If you’re new to flipping or weighing options, neutral explainers echo the same themes: fix-and-flip financing trades price for speed and flexibility; it’s short-term, interest-only, and relies on the collateral’s value and your plan to sell or refinance. Build realistic timelines and budget contingencies into your pro forma.


Key features you’ll see in Georgia fix-and-flip term sheets:

  • Term: ~6–18 months (sometimes extendable)

  • Structure: interest-only with a draw schedule tied to milestones

  • Leverage: constrained by max LTV (~70%) or max ARV (~70–75%) depending on program

  • Diligence: scope & budget, comps, contractor credentials, permits for heavy work

That last point is crucial: the tighter your scope, budget, and exit, the more confidently a lender can move.


No credit check vs. asset-based reality

You’ll see marketing like “no minimum score” or even “we don’t check credit.” Some programs really do de-emphasize FICO, especially on certain asset-based products, and a few lenders advertise no credit pull in specific cases. But policies vary and lenders still underwrite the deal, title, and sponsor basics to price risk and prevent fraud. Treat “no credit check” as shorthand for “credit isn’t the primary decision driver”, not a literal promise of zero review. Always confirm the exact policy for your file in writing.


Typical terms, pricing, and guardrails

Because hard money prioritizes speed and flexibility, expect higher rates and origination points than bank loans. That’s normal for the product and is consistently explained in neutral finance guides. Many rehab lenders publicly post sample ranges for transparency (e.g., “as low as” rate/points on fix-and-flip programs), but your actual numbers depend on leverage, experience, asset type, and timeline. Compare written term sheets—rate, points, LTV/LTC, draw rules, fees, prepay, extensions—side-by-side.


Common guardrails in Georgia:

  • Leverage: plan for ≤ ~70% LTV on purchases; ARV caps in the ~70–75% range are common on flips

  • Use of funds: acquisition + rehab (or ground-up draws)

  • Payments: interest-only; monthly

  • Collateral: investment properties only; owner-occupied homes are excluded on most private programs (you’ll see this clarified in metro directories)


How to compare Georgia hard money lenders (fast)

  1. Package the deal


    Include address, photos, purchase contract, line-item rehab budget, timeline, and exit. Clear documentation speeds underwriting and keeps draws smooth. (Most lender pages and directories emphasize scope clarity and ARV support.)


  2. Model leverage conservatively


    Price your ask below the ~70% LTV guide (or within the published ARV caps) before you shop. It improves both approval odds and pricing.


  3. Build a short list


    Start with a mix of direct lenders that are active in-state—e.g., Lima One, Capital Fund 1, RFG—and add a couple of directory picks to round out quotes.


  4. Request written term sheets


    Compare rate, points, LTV/LTC, draw triggers, required third-party reports, prepayment language, and extension options. Neutral finance sources recommend understanding total carrying cost, not just the headline rate.


  5. Time the closing realistically


    Even with “fast funding” marketing, title, insurance, and (if required) appraisal/environmental can set the pace. Confirm what’s realistic for your file.


    Risks & how to protect your margin

    Hard money is a precision tool—excellent for speed and deal flexibility, but expensive if delays pile up. Protect yourself by (1) keeping leverage disciplined, (2) locking materials/subs early, (3) adding time and cost contingencies, and (4) negotiating extensions up front. For ARV-based flips, anchor comps and timelines in current market data; for rentals, stress test DSCR take-outs. (Well-documented programs from national lenders show ARV caps and draw rules designed to control these risks.)


    The bottom line

    Georgia has a healthy ecosystem of private money lenders with programs spanning fix and flip loans Georgia, rental/DSCR, bridge, and construction. The playbook that shows up across top-ranking guides is consistent: build a tight file, keep leverage near the ~70% LTV norm (or within stated ARV caps), and request side-by-side written term sheets. Start with a shortlist from Georgia hard money lenders that publish clear program pages—Lima One, Capital Fund 1, RFG—and add a couple of vetted directory leads to compare structure, speed, and price. If your plan is solid and your documentation is crisp, hard money can turn a time-sensitive opportunity into a smooth closing.








 
 
 

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