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

Hard Money Lenders inPooler, Georgia

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Pooler 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 Pooler 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 Pooler deal right now

Prefilled with a realistic Pooler 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 →

The market

Financing a deal in Pooler

Pooler is the fast-growing west side of the Savannah metro, strung along I-95 and I-16 next to the airport and Gulfstream. The port’s warehouse belt, the Hyundai Metaplant out in Bryan County and two Army posts within an hour keep a steady line of buyers and renters coming. Most of the housing went up after 1995, so a Pooler flip is usually a lighter, faster job than a flip in Savannah’s older neighborhoods.

Your competition in Pooler is the builder down the road. National builders are still selling new houses here with rate buydowns and closing cost help, and a buyer will walk the model home before yours. That means a Pooler flip has to win on price and finish, not just on being updated. Pick houses where a cosmetic scope gets you clearly under new construction, and do not over-improve a 2005 subdivision house to a new-build price.

A real term sheet

What a Pooler deal looks like on paper

Pooler example: $260,000 purchase, $50,000 rehab, $420,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 2000s two-story in an older Pooler subdivision: paint inside and out, new flooring, a kitchen refresh, two baths and a new HVAC unit. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$271,000
Cash to close$53,731
Proof of funds to show$80,090
Where the $53,731 goes
  • Down payment (15% of the purchase)You$39,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,710
  • Title and closing (estimate at Texas rates)Title$3,675
  • Prepaid interest (15 days)Lender$862
  • Property insuranceInsurer$2,945
  • AppraisalAppraiser$550

Interest while you rehab: $1,748 a month on the $221,000 funded at closing, $2,143 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $12,859 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 Pooler

Swipe the table for rates, credit and terms →

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 Pooler prices sit right now

Before we price a Pooler 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 Pooler median sale price at $383K for the three months ending September 2026, up 9.4% from a year earlier, with homes selling after about 105 days on the market, compared with 66 days a year earlier.

Median sale price, Pooler (Redfin, 3 months to Sep 2026)$383K
Days on market, Pooler (Redfin)105
Year over year change in median (Redfin)+9.4%

Sources: Redfin, Pooler housing market

Underwriting

How a Pooler file actually gets priced

Appraisers in Pooler compare inside the subdivision first, then the next one over with the same vintage and HOA. A resale has to be compared with resales, not with a builder’s list price that included incentives. We use closed resales from the same part of Pooler in the last few months, and we watch days on market closely because Redfin shows homes taking a lot longer to sell than they did a year earlier.

Pooler sits low, between the Savannah River marshes and the creeks feeding the Ogeechee, and some streets land in a mapped flood zone, so pull the FEMA map and an insurance quote before you buy. Hurricane wind coverage adds cost across coastal Georgia. Most subdivisions have an HOA with architectural rules for paint, fences and exterior changes, and a few need approval before a rental. Permits run through the City of Pooler, with Chatham or Effingham County just outside city limits.

The exit

Who buys your finished Pooler deal

The finished Pooler house sells to a port or logistics worker, a Gulfstream or Hyundai supplier employee, a military family using a VA loan or a Savannah household trading up to more space. Schools, a garage and a fenced yard matter more here than designer finishes. Rents are supported by the same workforce, so a DSCR refinance on a long-term lease is a practical second exit.

After you apply

Your whole loan, in one portal

Apply once and the whole Pooler 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 Pooler

Fix & Flip

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

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 Pooler

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

Godley Station (31322)Forest Lakes and Pine Barren Road (31322)Savannah Quarters and Westbrook (31322)Old Pooler near Highway 80 (31322)Bloomingdale edge (31302)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. About five 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

Pooler hard money FAQ

Do you lend hard money in Pooler?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Pooler 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 Pooler?
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 Pooler hard money loan close?
As little as 72 hours. Most Pooler 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 Pooler flip?
The worked example on this page is a $260,000 Pooler purchase with a $50,000 rehab and a $420,000 after repair value at 730 credit, first flip: $39,000 down (15% of the purchase) and $53,731 total cash to close, with $80,090 of proof of funds to show the lender. The lowest down payment for a first flip in Pooler 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 Pooler?
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 Pooler fix and flip loan?
One Pooler 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 Pooler flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Pooler 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.
Can I get an investment property loan in Pooler, GA?
Yes. We broker fix and flip, bridge and DSCR rental loans in Pooler and the rest of the Savannah metro. In Georgia a first flip can be priced at 15% down with 700+ credit (from 8.99%), 12.5% down with 700+ credit (from 9.75%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%). Run the calculator with your own purchase, rehab and ARV to see the cash to close.
Does the HOA matter on a Pooler flip or rental?
Yes. Most Pooler subdivisions have an HOA, and the covenants can limit exterior colors, fences and in some cases leasing. Read the covenants before you buy, budget for dues and any transfer fee, and check the rental rules if a hold is your backup plan.
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 Pooler deal →
Keep reading

Before you sign anything

Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
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 in Savannah →Hard money in Hilton Head Island →All Georgia coverage →

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Alpharetta →Athens →Atlanta →Augusta →Columbus →Macon →

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