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

Hard 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.

Get a term sheet →Price an Augusta deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price an Augusta deal right now

Prefilled with a realistic Augusta 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 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 Gordon 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, 700 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.

Loan amount$133,500
Cash to close$27,824
Proof of funds to show$46,159
Where the $27,824 goes
  • Down payment (15% of the purchase)You$16,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$2,995
  • Prepaid interest (15 days)Lender$365
  • 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.

Fix and flip programs in Augusta

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 Augusta prices sit right now

Before we price an Augusta 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 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.

What happens after you apply

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.

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 Augusta

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 Georgia →

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 Georgia →

Where we lend in Augusta

We broker deals across the whole Augusta market. The submarkets investors ask us about most are Summerville and The Hill (30904), National Hills and Forest Hills (30909), Harrisburg (30901), Olde Town (30901), South Augusta (30906) and Hephzibah (30815).

How long does a Augusta 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.

Augusta hard money FAQ

Do you lend hard money in Augusta?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Augusta 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 Augusta?
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 Augusta hard money loan close?
As little as 72 hours. Most Augusta 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 Augusta flip?
The worked example on this page is a $110,000 Augusta purchase with a $40,000 rehab and a $215,000 after repair value at 700 credit, first flip: $16,500 down (15% of the purchase) and $27,824 total cash to close, with $46,159 of proof of funds to show the lender. The lowest down payment for a first flip in Augusta 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 Augusta?
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 Augusta fix and flip loan?
One Augusta 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 Augusta flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Augusta 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.
Should I flip in Augusta or across the line in Columbia County?
They’re different deals. Richmond County has older, cheaper houses and more room between price and ARV, but a thinner pool of owner-occupant buyers. Columbia County has newer stock, stronger schools and more retail buyers, but prices are higher and you compete with new construction. Pick based on the exit you want, and don’t let comps from one county set the ARV in the other.
Do military buyers from Fort Gordon shape the Augusta exit?
Yes. A big share of Augusta buyers are service members and civilians tied to the base, and many use VA loans. VA appraisals check condition as well as value, so handrails, peeling paint, a dead water heater or roof problems can hold up the sale. Finish to that standard and you open up one of the steadiest buyer groups in the city. Their PCS move cycles also keep the rental market steady if you hold.
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

Hard money near Augusta: Atlanta, Savannah and Columbia. More Georgia city guides: Alpharetta, Athens, Columbus, Macon and Pooler. Or see everything we fund in Georgia.

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