Hard Money Lenders in Macon, GA | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inMacon, Georgia

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Macon 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 a Macon deal

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

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
72 hrs
To close at the fastest, 5-14 days typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Georgia
Run the numbers

Price a Macon deal right now

Prefilled with a realistic Macon deal. Change any number and it reprices instantly on the lanes licensed in Georgia, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Macon

Macon is a mid-sized Georgia city with more historic housing than its size suggests. Macon and Bibb County merged their governments, so one office handles permits countywide. Mercer University, the hospital system and large office employers keep jobs in town, and Robins Air Force Base sits 20 minutes south. The flip stock ranges from 1900s houses Intown to 1950s ranches in North Macon.

The Macon question is which side of the county line your buyer wants. Many Robins families buy in Houston County, around Warner Robins and Perry, for the schools and the shorter drive. That leaves Macon’s buyers mostly hospital, university and office workers, plus investors. We look closely at whether a finished house in your pocket sells to an owner-occupant or to a landlord, and price the after repair value on that.

A real term sheet

What a Macon deal looks like on paper

Macon example: $130,000 purchase, $50,000 rehab, $255,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1930s frame bungalow in Vineville with heart pine floors, an addition from the 1970s, original wiring and a bathroom off the kitchen. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$160,500
Cash to close$31,504
Proof of funds to show$52,620
Where the $31,504 goes
  • Down payment (15% of the purchase)You$19,500
  • 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$3,129
  • Prepaid interest (15 days)Lender$626
  • Property insuranceInsurer$1,710
  • AppraisalAppraiser$550

Interest while you rehab: $874 a month on the $110,500 funded at closing, $1,269 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,616 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Macon

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5%700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips45%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10%No minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. 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% at 1.5 to 1.75 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. 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 from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% and 2 to 3 points, set per file. Purchase plus rehab must fit under 70% of ARV.

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 October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

What we check first

Where Macon prices sit right now

Before we price a Macon 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 Macon-Bibb County median sale price at $218K for the three months ending September 2026, up 3.8% on a year earlier, with homes selling in around 74 days, up from 60 a year ago. The median price per square foot is $127.

Median sale price (Redfin)$218K
Change from a year earlierup 3.8%
Days on market (Redfin)74
Median price per square foot$127

Sources: Redfin, Macon-Bibb housing market

Underwriting

How a Macon file actually gets priced

Days on market jumped in Macon this year, so we set the after repair value on recent closed sales and look at how long they took. Appraisers keep Shirley Hills and Ingleside apart from streets a few blocks away that never turned. We want comps inside the same neighborhood and the same historic district, not a radius that crosses Vineville Avenue or I-75.

Macon has one of the largest collections of historic districts in Georgia, and exterior changes inside them need design approval first. The Ocmulgee River and its creeks flood, and the 1994 flood is still the benchmark here, so pull the map. Expect termite damage, sagging floors over old piers, and knob and tube wiring in the older houses. Vacant houses in Macon also draw code enforcement attention quickly, so secure the house the day you close.

The exit

Who buys your finished Macon deal

The finished Macon house sells to a nurse, a Mercer professor, an office worker or a first-time buyer with FHA or USDA financing on the edges of the county. Vineville and Shirley Hills draw buyers who will pay for the porch and the trees. Rent is steady near Mercer and the hospital, so a DSCR hold is a fair plan B if the sale runs long.

After you apply

Your whole loan, in one portal

Apply once and the whole Macon 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.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Macon

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Macon.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

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.

30-year · no income docs

Bridge & Purchase Only

For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.

Close in 5-14 days

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Macon

We broker deals across the whole Macon market. These are the submarkets investors ask us about most:

Vineville and Ingleside (31204)Shirley Hills (31204)Beall’s Hill near Mercer (31201)Intown Macon (31201)Pleasant Hill (31201 / 31204)North Macon (31210)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

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.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Questions

Macon hard money FAQ

Do you lend hard money in Macon?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Macon 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 Macon?
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, 3+ Flips (5% down, from 12.00%, 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 a Macon hard money loan close?
As little as 72 hours. Most Macon 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 a Macon flip?
The worked example on this page is a $130,000 Macon purchase with a $50,000 rehab and a $255,000 after repair value at 730 credit, first flip: $19,500 down (15% of the purchase) and $31,504 total cash to close, with $52,620 of proof of funds to show the lender. The lowest down payment for a first flip in Macon 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 Macon?
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 a Macon fix and flip loan?
One Macon 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 a Macon flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Macon 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.
Does historic district review slow down a Macon rehab?
It adds a step for exterior work. Inside Macon’s historic districts, changes to windows, siding, porches and additions need a certificate of appropriateness before the permit is issued. Interior work isn’t reviewed the same way. Check the district map before you buy and get the exterior plans in right after closing.
Should I flip in Macon or closer to Robins Air Force Base?
Different deals. Houston County near the base has a deep pool of military buyers, newer houses and more new construction to compete with. Macon has older, cheaper houses and wider spreads, but a smaller owner-occupant pool. Choose based on the exit, and don’t let Houston County comps set the value for a Macon house.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 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.
Send Micah your Macon deal →
Keep reading

Before you sign anything

Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Hard money in Atlanta →Hard money in Columbus →Hard money in Athens →Hard money in Savannah →All Georgia coverage →

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