Georgia Bridge Loan Program

Last Updated: April 21, 2025

At OfferMarket, our mission is simple: help Georgia investors grow wealth through real estate. We do that with a vertically integrated platform that keeps every critical service under one roof:

• Private lending
• Insurance‑rate shopping
• Off‑market properties

Our Bridge Loan product delivers speed, flexibility, and low cost so you can acquire and improve 1–4 unit residential properties anywhere from Atlanta’s BeltLine to Savannah’s Historic District and every small town in between. Whether you intend to flip for a quick profit or execute a BRRRR strategy and refinance into a DSCR loan, we would love the chance to earn your business.

What is a Bridge Loan?

A bridge loan is short‑term, asset‑based financing that carries you from purchase (and often renovation) through your exit strategy—sale or long‑term refinance. Terms typically run 12 to 24 months, interest‑only, with no prepayment penalty. Approval focuses on the property’s potential, your renovation plan, and your personal track record.

Bridge‑Loan Scenarios

Real‑estate investors in Georgia rely on bridge loans for six common situations:

1. Purchase + Renovate a dated or distressed property — you want to leverage lender funds for both acquisition and rehab instead of draining your own cash.

2. Cash‑Out + Renovate a property bought for cash — the seller demanded a lightning‑fast close; now you need to pull equity and fund the rehab.

3. Refinance Existing Loan + Finish Rehab — your current private lender’s note is due, but you still need time and capital to complete the project.

4. Purchase AS‑IS with No Rehab Planned — you snagged an off‑market property well below market value and plan to resell it in its current condition.

5. Cash‑Out AS‑IS to Seize Another Deal — you bought cheap, saw values rise, and need liquidity for your next opportunity.

6. Refinance Post‑Rehab, No Further Work Needed — the property is finished, but you want more runway to sell at top dollar or refi into permanent debt.

Among investors and private lenders, the terms hard‑money loan and fix‑and‑flip loan are often used interchangeably with bridge loan.

How a Bridge Loan Works

Every bridge loan has two potential parts:

Choose either component or both. Most Georgia borrowers take both to minimize out‑of‑pocket cash, but some investors prefer an initial‑advance‑only structure (financing the purchase, self‑funding the rehab), while others who paid cash at auction use a holdback‑only loan to fund 100 % of their renovation budget. Flexibility is the point.

Crafting Your Exit Strategy

Your exit is usually one of two paths:

• Flip — sell the finished property for immediate profit.

• Rent + Refinance — place tenants, season rental income, then refinance into long‑term DSCR debt.

Market conditions can flip your plan on its head. For instance, you may intend to BRRRR a three‑bed ranch in Marietta, but if entry‑level inventory shrinks and retail prices spike, selling could yield a higher return. Conversely, if the resale market slows in Savannah but rental demand holds strong, refinancing into a DSCR loan with a low prepayment penalty may protect your cash flow until prices rebound. Target projects with dual exits to lower risk.

Who Uses Bridge Loans?

Bridge Loan Program Guidelines in Georgia

These guardrails let first‑timers start safely while rewarding experienced operators with higher leverage.

Project Eligibility

Our first obligation is protecting your downside while growing your upside. Fewer than 0.5 % of all loans we have ever funded reached foreclosure—one of the best records in private lending—because we insist on disciplined risk management from day one.

Inexperience paired with a “heavy” or “extensive” rehab is the fastest way to run over budget, miss deadlines, and get caught by shifting markets—risks that can sting even seasoned operators during shaky economic cycles.

As your bridge‑loan partner, we act as deal adviser, risk manager, and capital source. Clear guidelines let you scale safely. Below you’ll see how our rehab‑scope tiers drive eligibility and leverage.

Experience‑Based Tiers

Initial Advance by Tier

Tier 1 may climb to 85 % only for borrowers who pair excellent credit (720 +) with strong verified liquidity.

Circumstances That Adjust the Initial Advance

Rehab‑Scope Classification

A lopsided deal occurs when the As‑Is value or purchase price is lower than the rehab budget. See LTFC limits below.

Rehab‑Scope Eligibility by Experience Tier

Your permitted rehab scope depends on two factors: your experience tier and the project’s scope category. To limit risk, we encourage investors—especially newer ones—to prioritize lower‑intensity, “cosmetic” rehabs that wrap up quickly and keep budgets predictable.

LTARV Caps

Your maximum Loan‑to‑After‑Repair Value (LTARV, sometimes called ARLTV) is set by a two‑part filter:

1. Experience Tier – how many similar rehabs you’ve finished in the last five years

2. Rehab‑Scope Classification – Light, Moderate, Heavy, or Extensive

LTFC Caps

When your rehab exceeds the purchase price or As‑Is value, we add an LTFC guard‑rail to be sure you keep meaningful skin in the game.

What LTFC means: An LTFC of 85 % allows us to fund 85 % of total project cost (purchase + rehab). You cover the remaining 15 %, limiting over‑leverage on high‑execution‑risk projects. All Light, Moderate, and Heavy scopes follow the LTARV caps above and do not require an LTFC calculation.

Detailed Georgia Examples

Below are three fresh examples with Georgia pricing to illustrate how tier, credit, and rehab scope interact. Each deal assumes a purchase price of $130 000—common for a dated three‑bed bungalow outside the Perimeter.

Example 1 — No Experience, Average Credit

• Purchase price: $100,000

• Tier: 1

• Credit Score: 695

• Rehab Budget: $24 000 (Light)

• ARV: $150 000

Scenario 2 — Investor with Five Completed Rehabs

• Purchase Price: $120,000

• Experience Tier: 4 (5 verified projects)

• Credit Score: 750

• Rehab Budget: $20,000

• After‑Repair Value (ARV): $180,000

These updated examples illustrate how excellent credit boosts leverage for newcomers and how seasoned experience can still require minor tweaks to stay within LTFC and LTARV guardrails.

Seasoned Investor Example — Tier 4 (Five Verified Projects)

• Purchase Price: $130,000

• Experience Tier: 4 (5 comparable rehabs completed)

• Guarantor Credit Score: 750

• Rehab Budget: $26,000

• After‑Repair Value (ARV): $195,000

Refinance on the As‑Is Value Rather Than Cost Basis

Under normal underwriting, we lend against your cost basis—the purchase price plus any capital already sunk into the deal—so you always keep meaningful “skin in the game.”

Sometimes, however, you own a seasoned property whose current market value exceeds that cost basis, and you want to borrow against that higher As‑Is value to fund the next round of improvements. We can do that, provided every box below is checked:

Wholesale / Price‑Run‑Up Transactions

When a wholesaler or double‑close inflates the contract price, we can include that markup—up to 20 % of the original A‑to‑B price—in the value basis. Anything beyond that 20 % is borrower cash.

Illustration

Wholesale Transaction Requirements

• We’ll finance assignment or double‑close markups up to 20 % of the A→B purchase price when calculating your initial advance.

• If the property has ever been listed on the MLS, we reserve the right to exclude those assignment or markup fees from financing.

• You must submit the complete contract chain (A→B and B→C) and the wholesaler’s operating agreement.

• Finder’s fees or referral fees are not eligible for financing.

• All wholesale deals must be conducted at arm’s‑length.

Construction Holdback & Draw Mechanics

You receive rehab funds by reimbursement once work is verified—photos and receipts via our mobile app. If you prefer to self‑fund the renovation, you may waive the holdback altogether. Loans ≥ $100 K accrue no interest on undrawn holdback (“As Disbursed” method).

These rules keep your rehab humming while ensuring funds match real, documented progress.

Appraisal & In‑House Valuation

Every Georgia bridge loan requires a property valuation. Depending on your deal profile and risk tier, we’ll request one of three options:

1. In‑house Valuation

2. Exterior‑Only Appraisal

3. Full Interior Appraisal

1. In‑House Desktop Valuation

We may waive a third‑party appraisal when all of these criteria are met:

Even if you qualify, OfferMarket reserves the right to require an exterior or interior appraisal at its discretion.

2. Exterior‑Only Appraisal

Acceptable when the property changes hands via:

• REO (bank‑owned) sale

• Foreclosure auction

• Sheriff’s sale

• Online auction

• Bankruptcy sale

Timing: The exterior appraisal must be ≤ 120 days old at closing. If 121–179 days have passed, you’ll need a recertification.

3. Full Interior Appraisal

Required for all other scenarios. Use these standard forms:

• Ordering: OfferMarket places the order through our approved AMC.

• Fees: You pay the appraisal invoice directly; unpaid fees put your loan on hold.

Appraisal Transfer

You may transfer an existing appraisal if it meets all of:

1. Ordered via an approved appraisal management company

2. Dated < 180 days before closing

3. If 121–179 days old, recertification is attached

4. Transferring lender supplies:

   • Signed transfer letter certifying compliance with Appraiser Independence Requirements (AIR)

   • PDF and XML versions of the report

   • Proof of payment (appraisal invoice)

Scenario: Stabilized Bridge Loan

When your property shows no deferred maintenance and earns an appraisal condition of C1–C4, we treat it as a stabilized asset and lend against its As‑Is value—no rehab holdback required. You can tap up to 75 % of that As‑Is value in a 12‑month bridge loan, perfect for a ready‑to‑rent or ready‑to‑sell situation.

Key Loan Details — Georgia Bridge Loans

Extensions

Bridge loans in Georgia are designed for short‑term use (12–24 months). Most clients repay within 12 months. Extensions add fees, extra interest, and foreclosure risk if not paid by the extension deadline. To avoid extensions, steer clear of:

• Contractors without solid Georgia track records

• Rehab scopes that exceed your experience or liquidity

• Projects in counties with slow permitting or zoning

• Situations lacking immediate property access (tenant issues)

• Deals without both “flip” and “rent + refi” exit options

Extension Limits

Extensions may be requested in 3‑ or 6‑month increments per our fee schedule.

Extension Terms & Fees

If you need more time, extensions are available but accrue a fee added to your payoff:

Extension Prerequisites

Before we grant an extension, you must confirm that your builders’ risk insurance remains active through the entire extension period.

Ineligible Property Types

We cannot fund these property categories in Georgia under our bridge‑loan program:

• Mixed‑use buildings

• 5 + unit multifamily complexes

• Condotels and co‑ops

• Mobile or manufactured homes

• Commercial retail, office, or industrial properties

• Cabins or log homes

• Properties encumbered by oil/gas leases

• Working farms, ranches, or orchards

• Vacation/seasonal rentals

• Unique, exotic, or ultra‑luxury estates

• Sites accessed only by unpaved or dirt roads

Exception Scenarios

In certain cases, we may consider loans that deviate from standard guidelines, subject to additional review and requirements:

• Guarantor FICO 660 – 679 (exception basis)

• Leasehold interests (ground‑rent properties)

• Single‑family homes of 500 – 699 sq ft

• 2–4 unit properties where one or more units is 400 – 499 sq ft

• Initial advances based on As‑Is value that exceeds cost basis

• Non‑arm’s‑length transactions (family or affiliated‑party deals)

• Requests to finance rolled‑up interest rather than pay monthly

Borrower and Guarantor Requirements

Each exception requires bespoke underwriting to ensure you still maintain adequate equity and project viability.

Liquidity Verification

We require guarantors to hold at least (cash‑to‑close + 25 % of your rehab budget) in verified liquid assets. This cushion ensures you have adequate funds to complete the project and limits lender risk.

Acceptable Liquid Assets

• Personal bank accounts (checking, savings)

• Business bank accounts (LLC or other entity; we’ll verify the operating agreement)

• Brokerage accounts (personal or held by your borrowing entity)

• Retirement accounts (valued at 50 % of balance)

Note: You don’t need a separate business account—personal accounts are fine. Aside from wiring your cash‑to‑close at settlement, funds may remain where they are; no pre‑closing transfers required.

Credit & Background Criteria

• If three credit scores are returned on the tri‑merge report, we use the middle score (the second‑highest).
• If two credit scores are returned on the tri‑merge report, we use the lower score.
• If there are no mortgage tradelines (including private mortgage verifications), we require six months of interest reserves.
• If fewer than five tradelines appear on the credit report, we require six months of interest reserves.
• If a bankruptcy appears on the background report, the discharge date must be more than four years before our settlement date.
• If a foreclosure appears on the background report, the completion date must be more than four years before our settlement date.
• If a bankruptcy or foreclosure occurred between four and seven years prior to settlement, we require a minimum of three months of interest reserves.
• If there have been late mortgage payments in the past 12 months, we require a letter of explanation and eligibility is subject to loan committee discretion.
• If past‑due balances exist on mortgage or non‑mortgage tradelines (for example, HELOCs, home equity loans, or credit cards), they must be paid in full prior to funding.
• If involuntary liens or judgments (such as tax liens or child‑support arrears) appear on the background report, they must be satisfied in full before funding.
• If pending civil lawsuits are found, a letter of explanation is required and funding is subject to loan committee discretion.
• If pending criminal charges are found, the borrower is not eligible for funding.
• If a financial crime appears on the background report, the borrower is not eligible for funding.
• If a serious crime appears on the background report, the borrower is not eligible for funding.
• If repeat criminal offenses appear on the background report, a letter of explanation is required and eligibility is subject to loan committee discretion.

Thought for a couple of seconds

Interest Reserves

Interest reserves refer to the interest payments collected at closing and held in escrow to cover your carrying costs before you start monthly payments. If your Georgia bridge loan requires reserves, we draw down from this account first, then you begin making direct interest payments from your bank account.

Financed Interest Payments

To preserve your Georgia deal liquidity and avoid maxing out cards during rehab, you may qualify to finance accrued interest instead of making monthly payments. That interest simply rolls into your payoff statement.

Example:

• Loan Amount: $100,000

• Interest Rate: 12 %

• Months to Payoff: 9

• Accrued Interest: $9,000 (100,000 × 12% ÷ 12 × 9)

Payoff Statement:

• Unpaid principal balance: $100,000

• Unpaid interest: $9,000

Property Sourcing Guidelines

When sourcing Georgia deals, provide clear documentation:

• New‑County Projects: GC agreement or LOE explaining self‑management if no GC is engaged

• Wholesaler or Price‑Run‑Up Deals: Full contract chain, operating agreement, and proof of arm’s‑length transaction

• Condos & Major Renovations: Architect’s or engineer’s letter (or permit) required

• Submission Packet: Purchase contract, settlement statement, payoff letters (if any), track record documentation, and entity formation records

Bridge Loan Insurance Guidelines

In Georgia, bridge‑loan insurance (often called Builder’s Risk or Fix‑and‑Flip insurance) protects both your property and personal liability during a rehab or vacancy period.

Coverages & Limits

Coverage Details

Pro Tip: Upon taking ownership, install smoke detectors, secure all exterior doors with quality locks, and mount security cameras. These steps satisfy many Georgia insurers’ requirements and reduce the chance of claim denials.

Frequently Asked Questions

What regions of Georgia do you serve?
We fund bridge loans across all 159 counties in Georgia, from metro Atlanta (Fulton, DeKalb, Cobb, Gwinnett) to Savannah’s Chatham County, Macon‑Bibb County, Augusta‑Richmond, Columbus‑Muscogee, and every rural market in between.

Can I hold more than one Georgia bridge loan at once?
Yes. Many clients carry multiple bridge loans simultaneously. If your liquidity or project pace becomes overextended, we’ll flag the concern and work with you on risk management.

Are these bridge loans considered commercial financing?
Yes. Because funds go to your LLC or Corporation for business purposes, they are classified as commercial loans.

What is the minimum loan amount?
The smallest loan we offer in Georgia is $25,000.

Which property types qualify?
We finance non‑owner‑occupied 1–4 unit residential properties, including:

• Single‑family homes

• Duplexes, triplexes, quadplexes

• Warrantable condominiums, townhomes, PUDs

How do you calculate Loan‑to‑Value (LTV)?

• LTV refers to the ratio of your initial advance to the property’s As‑Is value.

• LTARV (Loan‑to‑After‑Repair Value) divides total loan (initial advance + holdback) by appraised After‑Repair value.
  We base your initial advance on the lower of the contract price or the appraised As‑Is value.

What are the credit requirements?

• Minimum FICO: 680 (scores 660–679 may be approved on a case‑by‑case basis)

• We review the FICO of every guarantor personally guaranteeing the loan.

What are the experience requirements?
No prior experience is required, but documented rehabs unlock higher leverage under our tier system. We verify completed projects in your Loan File.

Does wholesaler activity count toward experience?
No. Wholesale assignments do not count toward experience since you did not manage the rehab work.

What documentation is required?

Purchase Transactions

Refinance Transactions

Thought for a couple of seconds

Are there special requirements for loans over $1 Million?

Glossary of Key Terms

Instant Bridge Loan Quote Georgia

OfferMarket Capital LLC is a leading private lender serving Georgia’s 1–4 unit residential investors. We specialize in both bridge loans and DSCR refinances. Membership is free and gives you:

• 💰 Instant private‑lending term sheets

• ☂️ Georgia‑wide insurance‑rate shopping

• 🏚️ Exclusive off‑market property access

• 💡 Real‑time market insights

Ready to close your next Georgia deal? Start your Loan File now and get a personalized quote in minutes.

---

---

Thousands of real estate investors get value from OfferMarket every month. Membership is entirely free and includes the following benefits:

💰 Private lending
☂️ Insurance rate shopping
🏚️ Off market properties
💡 Market insights

---