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Hard money and fix and flip loans in Decatur, Georgia
Financing for bungalow and ranch renovations and new construction in Decatur.
The Decatur market for investors
Decatur is the county seat of DeKalb County, a small, walkable city just east of Atlanta with its own school system and a busy downtown square. Strong demand keeps prices among the highest in the metro area.
Investors renovate bungalows and 1950s ranches for resale and tear down smaller houses to build new ones. Rentals are fewer here, but rents are strong.
Neighborhoods investors ask about
- Oakhurst and Winnona Park: bungalows and new construction south of downtown
- Clairemont, Glennwood and Ponce de Leon Court: higher-priced older homes
- Unincorporated Decatur addresses: ranches to renovate in DeKalb County outside the city limits
Plan for these on a Decatur deal
- Georgia taxes real estate on 40% of fair market value, and investment property gets no homestead exemption or cap on yearly increases. A recent sale price usually becomes the new value, so budget taxes on what you pay.
- Georgia’s transfer tax is $1 per $1,000 of price, usually paid by the seller. A long-term mortgage note adds intangible recording tax of $1.50 per $500 of the loan, up to $25,000; short-term notes are generally exempt.
- The City of Decatur has its own tree canopy ordinance, so plan tree removals and replanting before you design a new build.
- Some Decatur neighborhoods are local historic districts, where exterior changes need city review.
- Older houses often sit on crawl spaces, where moisture, wood rot and termites are common. Get a full inspection and a termite letter before you set the rehab budget.
Loans available in Decatur
| Program | Use it for | Top leverage |
|---|---|---|
| DSCR rental loans | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance |
| Ground-up construction loans | Building a home, a duplex, a build-to-rent home or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value |
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value |
| Portfolio and commercial loans | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal |
Decatur hard money loans: common questions
Yes. We finance fix and flips, rentals and construction in the City of Decatur and across DeKalb County.
Yes. A construction loan can cover the lot and the new house at up to 90% of cost for experienced builders.
Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are conducted by a Georgia closing attorney.
Looking at a property in Decatur?
Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal.