Broker, not a lenderHard Money Lenders inAugusta, Georgia
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Augusta 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 Augusta deal right now
Prefilled with a realistic Augusta 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 Augusta
Augusta is one of the cheapest places to buy a house on our Georgia list, and it’s a working city more than a flipper’s headline. Fort Eisenhower and Army Cyber Command, the medical district around Wellstar MCG, and the Savannah River Site keep a steady flow of buyers and renters. The city and Richmond County are one consolidated government, so the permit office and tax bill are the same across it. The flip stock runs from 1900s mill houses in Harrisburg to 1950s brick ranches near Walton Way.
The Augusta deal turns on the county line. Columbia County, right next door with Evans, Martinez and Grovetown, is where most new construction goes and where a lot of families move for schools. That means the Richmond County side has older, cheaper stock and a thinner retail buyer pool. We look closely at whether your finished house will attract an owner-occupant or sell to a landlord, because in a lot of Augusta pockets the second is more likely, and the math has to allow for it.
What an Augusta deal looks like on paper
Augusta example: $110,000 purchase, $40,000 rehab, $215,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1950s brick ranch off Walton Way that needs a roof, HVAC, a kitchen and both baths. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$16,500
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closingTitle$2,995
- Prepaid interest (15 days)Lender$521
- Property insuranceInsurer$1,425
- AppraisalAppraiser$550
Interest while you rehab: $739 a month on the $93,500 funded at closing, $1,056 once every draw is out. Proof of funds is cash to close plus $12,000 of rehab reserve and $6,335 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 Augusta
| 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 Augusta comps say
Redfin puts the Augusta-Richmond County median sale price at $215K for the three months ending August 2026, down 2.3% on a year earlier. Zillow’s home value index for Augusta is $188,114, up 2.4% over the year, with homes going pending in around 39 days. In 30904, covering Summerville and the streets off Walton Way, Redfin’s median is $186K.
| Median sale price, Augusta-Richmond County (Redfin, 3 months to Aug 2026) | $215K |
| Zillow home value index, Augusta (Aug 2026) | $188,114 |
| Days to pending, Augusta (Zillow) | 39 |
| Median sale price, 30904 (Redfin) | $186K |
Sources: Redfin, Augusta-Richmond County housing market · Zillow, Augusta home values · Redfin, 30904 housing market
How an Augusta file actually gets priced
Low prices mean a small ARV miss is a big share of your margin. We set the after repair value on closed renovated sales in the same neighborhood, and we don’t let an appraiser borrow a Columbia County sale for a Richmond County house. Summerville and the streets around The Hill hold value; Harrisburg and East Augusta swing widely between restored houses and rough ones on the same block. If the only comps that support your number are across the line, we tell you before the term sheet.
Augusta’s older neighborhoods sit near the river, the Augusta Canal and creeks like Rae’s Creek and Butler Creek, and some low streets flood in heavy rain, so pull the flood zone before you buy. The levee protects downtown but doesn’t cover everything. On the old mill houses and 1950s ranches, expect termite damage, galvanized plumbing, tired electrical panels and settled piers. Parts of Summerville and Olde Town are in historic districts with design review for exterior work, so check the map before you plan new windows or siding.
Who buys your finished Augusta deal
The finished Augusta house most often sells to a military family, a hospital employee or a first-time buyer, and many of them use VA or FHA, so condition matters as much as finish. Price it for the neighborhood rather than the metro, since Columbia County new builds pull move-up buyers away. The rental market here is steady with the base and the hospitals, and rents on a lower-priced house often support a DSCR refinance, so the hold is a real exit if the sale is slow.
Your whole loan, in one portal
Apply once and the whole Augusta 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 Augusta
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Augusta.
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 Augusta
We broker deals across the whole Augusta 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.
Augusta hard money FAQ
Do you lend hard money in Augusta?
Which fix and flip programs apply in Augusta?
How fast can an Augusta hard money loan close?
How much do I need to bring to close on an Augusta flip?
Do you fund the rehab budget in Augusta?
What credit score do I need for an Augusta fix and flip loan?
Can I refinance an Augusta flip into a rental loan?
Should I flip in Augusta or across the line in Columbia County?
Do military buyers from Fort Eisenhower shape the Augusta exit?
Before you sign anything
Ready to fund your Augusta deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.