Broker, not a lenderHard 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.
Prefer to talk it through? Call or text Micah at (281) 636-5682.
What you get working with us
Price an Atlanta deal right now
Prefilled with a realistic Atlanta deal. Change any number and it reprices instantly on the lanes licensed in Georgia, using the same engine behind our term sheets.
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, 730 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.
- Down payment (15%)You$31,500
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,485
- Title and closingTitle$3,564
- Prepaid interest (15 days)Lender$969
- 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.
What we can fund in Atlanta
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Best Rate | 15% | 700+ | First flip OK | 8.99% to 9.49% | 0.5% | 75% of ARV | 12 months | 14 days |
| New Investor Program | 12.5% | 700+ | First flip OK | 9.75% | 1% | 75% of ARV | 12 months | 72 hours |
| 5% Down, 3+ Flips1 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips2 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
Origination has a $2,000 minimum on every program and the broker fee is 1% with a $2,000 minimum. These are the numbers the instant term sheet uses as of September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Atlanta comps say
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.
Your whole loan, in one portal
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.
What we fund in Atlanta
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Atlanta.
DSCR Rental
Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.
Bridge & Purchase Only
For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Atlanta
We broker deals across the whole Atlanta market. These are the submarkets investors ask us about most:
From deal to funded
Send the deal
Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in Georgia, not all 400 at once.
Real terms back
Rate, origination, leverage and cash to close side by side, so you can compare on total cost.
Close
7 to 10 days typical. We stay on title and the lender through funding.
Atlanta hard money FAQ
Do you lend hard money in Atlanta?
Which fix and flip programs apply in Atlanta?
How fast can an Atlanta hard money loan close?
How much do I need to bring to close on an Atlanta flip?
Do you fund the rehab budget in Atlanta?
What credit score do I need for an Atlanta fix and flip loan?
Can I refinance an Atlanta flip into a rental loan?
Is my "Atlanta" address actually in the City of Atlanta?
Does Atlanta’s tree ordinance affect a flip?
Before you sign anything
Ready to fund your Atlanta deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.