Hard Money Lenders in Atlanta, GA | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inAtlanta, Georgia

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Atlanta investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price an Atlanta deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, September 2026

Price an Atlanta deal right now

Prefilled with a realistic Atlanta deal. Change any number and it reprices on the programs that lend in Georgia, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Atlanta

Atlanta flips mostly happen in the intown neighborhoods south and west of downtown, where 1910s to 1940s craftsman bungalows and brick cottages sit on crawl spaces along the BeltLine’s Westside and Southside trails. Block by block, the values can swing a lot. One street has a fully renovated row and the next still has boarded-up houses, and that gap is where the profit is, and also the risk.

The biggest Atlanta mistake we see is jurisdiction. An "Atlanta, GA" mailing address can sit in the City of Atlanta, unincorporated DeKalb, East Point, South Fulton or College Park, and each one has its own permit office, inspectors and tax rate. We confirm the parcel’s actual city before the scope is set. Inside the city limits the next line is the BeltLine: houses that walk to a finished trail trade in a different bracket than ones a mile off, and buyers pay for that walk.

What an Atlanta deal looks like on paper

Atlanta example: $210,000 purchase, $70,000 rehab, $400,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1920s craftsman bungalow in West End on a crawl space, with knob and tube wiring, a sagging back porch and an original bath. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$248,500
Cash to close$45,444
Proof of funds to show$76,135
Where the $45,444 goes
  • Down payment (15% of the purchase)You$31,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,485
  • Title and closing (estimate at Texas rates)Title$3,564
  • Prepaid interest (15 days)Lender$696
  • Property insuranceInsurer$2,660
  • AppraisalAppraiser$550

Interest while you rehab: $1,412 a month on the $178,500 funded at closing, $1,965 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $11,791 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Atlanta

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Atlanta prices sit right now

Before we price an Atlanta flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Atlanta median sale price at $427K for the three months ending August 2026, up 9.1% on a year earlier, with homes selling in around 57 days. Zillow’s home value index for the city is $381,948, down 2.0% over the year. In 30310, covering West End, Adair Park and Oakland City, Redfin’s median is $320K with homes selling in about 57 days.

Median sale price, Atlanta (Redfin, 3 months to Aug 2026)$427K
Days on market, Atlanta (Redfin)57
Zillow home value index, Atlanta (Aug 2026)$381,948
Median sale price, 30310 West End (Redfin)$320K

Sources: Redfin, Atlanta housing market, Zillow, Atlanta home values, Redfin, 30310 housing market

How an Atlanta file actually gets priced

Atlanta appraisers work street by street, and they’re careful about pulling a renovated comp across a major road like Ralph David Abernathy or Metropolitan Parkway when the subject sits on a rougher block. We set the after repair value on closed renovated sales from the same street grid, not a straight radius, and we flag it early if your best comp is on a stronger block. Old houses bring surprises, so we want a real inspection on the crawl space, the sill plates, the clay sewer lateral and the wiring before the budget is final.

Intown Atlanta houses are old and built on red clay. Termite damage in the sill plates, rotted floor joists from a wet crawl space, clay or Orangeburg sewer lines, and knob and tube wiring come up again and again. The City of Atlanta’s tree ordinance requires a permit before you remove a tree on private property, and taking out a large one can come with a replacement fee. Inside the city, historic and conservation districts like West End, Adair Park and Oakland City have design review for exterior changes. Build those reviews into the timeline before you buy.

Who buys your finished Atlanta deal

The finished intown Atlanta house sells to first-time buyers and young professionals who want to be near the BeltLine, downtown or the airport. Most of them finance with conventional or FHA loans, so the appraisal has to hold on their side too. Price it in line with the renovated sales on your own block, not the best one in the ZIP. In Lakewood Heights, Capitol View and Oakland City, rent is often strong enough that a DSCR refinance works as the fallback if the sale takes longer than planned.

What happens after you apply

Apply once and the whole Atlanta loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Atlanta

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Georgia →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Atlanta →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in 5-14 days
Good for
auction buys, off-market deals and 1031 timing

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Atlanta →

Where we lend in Atlanta

We broker deals across the whole Atlanta market. The submarkets investors ask us about most are West End and Westview (30310), Adair Park and Capitol View (30310), Oakland City (30310), Lakewood Heights and Chosewood Park (30315), Grove Park (30318) and Kirkwood and East Lake (30317).

How long does a Atlanta loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Georgia, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Atlanta hard money FAQ

Do you lend hard money in Atlanta?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Atlanta scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Georgia, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Atlanta?
As of October 2026: Best Rate (15% down, from 8.99%); New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips); Fastest Close (3 days) (10% down, from 11.99%). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can an Atlanta hard money loan close?
As little as 72 hours. Most Atlanta fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on an Atlanta flip?
The worked example on this page is a $210,000 Atlanta purchase with a $70,000 rehab and a $400,000 after repair value at 700 credit, first flip: $31,500 down (15% of the purchase) and $45,444 total cash to close, with $76,135 of proof of funds to show the lender. The lowest down payment for a first flip in Atlanta is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Atlanta?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for an Atlanta fix and flip loan?
One Atlanta program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 700 and 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance an Atlanta flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Atlanta flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Is my "Atlanta" address actually in the City of Atlanta?
Not always. The mailing city doesn’t decide jurisdiction. A lot of "Atlanta" addresses are really in unincorporated DeKalb or Fulton, or in cities like East Point, South Fulton or College Park, and each has its own permits, inspectors and property tax rate. Check the parcel on the county tax assessor site before you plan the scope. It changes who approves your work and how long it takes.
Does Atlanta’s tree ordinance affect a flip?
It can. Inside the City of Atlanta, removing a tree on private property needs a permit, and big healthy trees can come with a replacement fee or a planting requirement. That matters if your plan needs space for an addition, a driveway or a new sewer line. Walk the lot with that in mind and ask about tree costs before you commit to a footprint change.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

We also have DSCR loans in Atlanta and new construction loans in Atlanta. Hard money near Atlanta: Savannah, Augusta, Chattanooga and Alpharetta. More Georgia city guides: Athens, Columbus, Macon and Pooler. Or see everything we fund in Georgia.

Ready to fund your Atlanta deal?

Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter