GA · Atlanta
Bridge, Flip & Construction
Loans in Atlanta, GA
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in Atlanta, $1M to $5M, term sheet in 24 to 48 hours. For US investors and foreign nationals on the same terms.
Passy Capital finances Atlanta investors who buy, renovate and build residential investment property: bridge loans, fix & flip loans, and ground-up construction for spec homes and build-to-rent, then renovation loans and DSCR loans as the long-term hold. Loans run from $1M to $5M, with a term sheet in 24 to 48 hours and closing in about two weeks on a clean file.
Atlanta is a metro of in-town infill and suburban growth at the same time. In-town, investors buy older single-family houses and small 2-4 unit buildings near the BeltLine and in the neighborhoods east and west of downtown, renovate them or tear down and rebuild. In the northern and eastern suburbs, builders put up spec homes and build-to-rent communities on finished lots. Both strategies need short-term capital that funds the purchase and the work, and a clear exit: a sale, or a refinance into a DSCR loan once the property is leased.
We lend the same way to an Atlanta operator and to an investor based outside the United States. A non-US investor borrows through a US LLC on the same terms, with no US credit history required. All loans are business-purpose and for non-owner-occupied property.
Atlanta Market Highlights
Non-judicial foreclosure
Georgia loans are secured by a security deed with a power of sale, and foreclosures are generally handled out of court with a sale on the first Tuesday of the month. A predictable enforcement process is one of the things a lender weighs when sizing a loan.
Attorney-run closings
Georgia requires a licensed Georgia attorney to close a real estate transaction and handle the execution of deeds, including the security deed. Budget for closing-attorney fees and choose your attorney early; it sets the pace of the closing.
Intangible recording tax
Georgia charges $1.50 per $500 of loan amount, capped at $25,000, when a long-term loan is recorded. Since July 1, 2025 only notes with principal due more than 62 months out are long-term, so short bridge and construction loans generally fall outside it, while a long-term DSCR loan is subject to it.
Transfer tax
Georgia's real estate transfer tax is $1 per $1,000 of the price, paid when the deed is recorded. It is charged to the seller by statute, though buyer and seller can negotiate it.
No homestead exemption on rentals
Georgia's homestead exemptions apply only to owner-occupied property. An investment house is taxed without them, so underwrite the full property-tax bill when you size a hold or a DSCR exit.
BeltLine infill
The BeltLine trail and transit corridor has made the surrounding in-town neighborhoods the center of Atlanta's renovation and tear-down activity, with smaller lots, older housing stock and city permitting on every job.
Key Submarkets
Old Fourth Ward
West End
Grant Park
East Atlanta
Kirkwood
Reynoldstown
Decatur
Smyrna
Marietta
Lawrenceville
Buford
McDonough
Property Types We Finance
Single-Family
2-4 Units
Condo / Townhome
Small Multifamily (5-9 Units)
Build-to-Rent
SFR Portfolios
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Investing in Atlanta from outside the US
If you are buying in Atlanta from outside the United States, financing is usually where the process stalls: no Social Security number, no US credit history, and no retail bank willing to underwrite a foreigner. We lend to your US LLC instead, underwrite the property rather than a US profile you have no way to build, and charge no foreign-national premium for it.
Frequently asked questions
What do you finance in Atlanta?
Bridge loans to acquire, fix & flip loans that fund the purchase and the renovation, and ground-up construction loans for spec homes, townhomes and build-to-rent. We also finance renovation of rentals and DSCR loans as the long-term hold. Property types are single-family, 2-4 units, condos and townhomes, small multifamily up to 9 units, build-to-rent and SFR portfolios. Loans run from $1M to $5M.
How much leverage is available on an Atlanta flip or new build?
Fix & flip and renovation loans go up to 90% of total cost, ground-up construction up to 85% of cost, bridge loans up to 80% LTV, and DSCR loans up to 80% LTV. The final number depends on the deal, the budget and your experience.
Can a foreign national finance an Atlanta investment property?
Yes. The loan is made to a US LLC and underwritten on the property and the plan, not a US credit file, so a non-US investor with no US credit history borrows on the same terms as a US investor. In Georgia the closing is handled by a licensed Georgia attorney, so agree early with the closing attorney how the documents will be signed from abroad.
What does the loan cost upfront?
Nothing. Our fee is 1-2% of the loan, paid at closing, with no upfront fees.
Learn More
How does a DSCR loan work on an Atlanta rental held in an LLC?
Sized on rent, 30-year fixed from 6% to 6.5%, with the payments worked out.
Fix and Flip Financing Guide
How purchase-plus-rehab loans are sized, drawn and repaid on a flip.
Construction Loan Draw Schedule
How draws are inspected and released on a ground-up spec or build-to-rent project.
Refinancing a Bridge Loan into DSCR
The exit from a renovation or new build into a long-term rental loan.
How to Set Up a US LLC as a Foreign Investor
The entity a non-US investor uses to own and finance Atlanta property.
More answers in investor questions, answered and the glossary of lending terms.
Related US Markets
We finance US and foreign investors in other markets too.
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