Broker, not a lenderHard Money Lenders inSavannah, Georgia
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Savannah 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 a Savannah deal right now
Prefilled with a realistic Savannah 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 Savannah
Savannah is a port city with a tourist postcard on top. The squares downtown get the photos, but flips happen south and east of them, in midtown, East Savannah and the older streets west of downtown, where 1920s to 1950s frame houses sit on raised foundations. Port and logistics jobs, Gulfstream, Hunter Army Airfield and the Hyundai plant out in Bryan County all bring in buyers and renters, and much of that growth lands in Pooler and Richmond Hill, not the city.
The Savannah deal is shaped by the historic review line and the water table. Downtown, the Victorian district and neighborhoods like Cuyler-Brownville carry design review for exterior work, and a window or porch change can mean a hearing before any permit is issued. Farther out, the ground is low and wet, so crawl space moisture, drainage and flood zone decide the scope. We price both before the offer, not after the contractor walks the house.
What a Savannah deal looks like on paper
Savannah example: $180,000 purchase, $55,000 rehab, $335,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1950s raised frame house in East Savannah with a damp crawl space, old wiring and a kitchen that has not been touched in decades. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$27,000
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,080
- Title and closingTitle$3,364
- Prepaid interest (15 days)Lender$811
- Property insuranceInsurer$2,233
- AppraisalAppraiser$550
Interest while you rehab: $1,210 a month on the $153,000 funded at closing, $1,645 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $9,870 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 Savannah
| 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 Savannah comps say
Redfin puts the Savannah median sale price at $332K for the three months ending August 2026, down 3.1% on a year earlier, with homes selling in around 72 days. In 31404, which covers East Savannah, Redfin’s median is $290K, down 6.5%.
| Median sale price, Savannah (Redfin, 3 months to Aug 2026) | $332K |
| Days on market, Savannah (Redfin) | 72 |
| Median sale price, 31404 East Savannah (Redfin) | $290K |
| Typical home value, Savannah (Zillow, Aug 31 2026) | $322,239 |
Sources: Redfin, Savannah housing market · Redfin, 31404 housing market · Zillow, Savannah home values
How a Savannah file actually gets priced
Selling times in Savannah run longer than in Atlanta, and the gap between a finished midtown house and a dated one a few streets over is wide. We set the after repair value on renovated sales from the same neighborhood and leave out the downtown and island sales that sit in a different bracket. We also look at how long the best comps took to sell, because the carry on your loan has to cover a slower market than most people expect from a city this popular.
Chatham County is low coastal ground with tidal creeks and marsh on three sides, so check both flood zone and storm surge exposure, and don’t assume a house is dry because it’s a few miles from the ocean. Heavy summer rain overwhelms the drainage in some older streets. Humidity and termites go after wood framing and crawl spaces, so a moisture and termite inspection comes before the budget. In the historic districts, exterior work needs a certificate of appropriateness first, and the review calendar sets your timeline.
Who buys your finished Savannah deal
The finished Savannah house sells to a mix of buyers: port and plant workers, military families from Hunter and Fort Stewart, and people moving in from other states who want midtown’s porches and tree cover. A lot of them are using VA or FHA, so condition items matter. Don’t count on a short-term rental exit without checking the rules first. Savannah licenses STRs by zone, and many residential neighborhoods limit or prohibit ones that aren’t owner-occupied. A long-term rental on a DSCR loan is the safer fallback.
Your whole loan, in one portal
Apply once and the whole Savannah 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 Savannah
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Savannah.
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 Savannah
We broker deals across the whole Savannah 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.
Savannah hard money FAQ
Do you lend hard money in Savannah?
Which fix and flip programs apply in Savannah?
How fast can a Savannah hard money loan close?
How much do I need to bring to close on a Savannah flip?
Do you fund the rehab budget in Savannah?
What credit score do I need for a Savannah fix and flip loan?
Can I refinance a Savannah flip into a rental loan?
Can I turn a Savannah flip into a short-term rental instead?
Does historic review hold up a Savannah rehab?
Before you sign anything
Ready to fund your Savannah deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.