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

Hard 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.

Get a term sheet →Price a Savannah deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Savannah deal right now

Prefilled with a realistic Savannah 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 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, 700 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.

Loan amount$208,000
Cash to close$39,813
Proof of funds to show$64,533
Where the $39,813 goes
  • Down payment (15% of the purchase)You$27,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,080
  • Title and closing (estimate at Texas rates)Title$3,364
  • Prepaid interest (15 days)Lender$597
  • 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.

Fix and flip programs in Savannah

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 Savannah prices sit right now

Before we price a Savannah 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 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.

What happens after you apply

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.

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 Savannah

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 Savannah

We broker deals across the whole Savannah market. The submarkets investors ask us about most are East Savannah (31404), Midtown and Ardsley Park (31405), West Savannah and Hudson Hill (31415), Carver Village (31415), Cuyler-Brownville (31401) and Southside (31406 / 31419).

How long does a Savannah 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.

Savannah hard money FAQ

Do you lend hard money in Savannah?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Savannah 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 Savannah?
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 a Savannah hard money loan close?
As little as 72 hours. Most Savannah 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 Savannah flip?
The worked example on this page is a $180,000 Savannah purchase with a $55,000 rehab and a $335,000 after repair value at 700 credit, first flip: $27,000 down (15% of the purchase) and $39,813 total cash to close, with $64,533 of proof of funds to show the lender. The lowest down payment for a first flip in Savannah 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 Savannah?
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 Savannah fix and flip loan?
One Savannah 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 Savannah flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Savannah 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 turn a Savannah flip into a short-term rental instead?
Only if the zoning allows it. Savannah requires a short-term rental certificate, caps them in parts of the historic district, and restricts non-owner-occupied ones in many residential neighborhoods. Check the parcel’s zoning and the city’s STR rules before you factor nightly rent into the plan. If it doesn’t qualify, a long-term rental on a DSCR loan is the realistic hold option.
Does historic review hold up a Savannah rehab?
In the historic districts, yes, for anything on the outside. Windows, doors, porches, siding, roofing material and additions need a certificate of appropriateness, and some changes have to go before the review board on its meeting schedule. Interior work moves normally. Check the district map for your address and get exterior plans in right after closing so the review runs while the interior work is happening.
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 Savannah: Atlanta, Augusta, Jacksonville, Pooler and Hilton Head Island. More Georgia city guides: Alpharetta, Athens, Columbus and Macon. Or see everything we fund in Georgia.

Ready to fund your Savannah deal?

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