Investment property financing built for Georgia
Georgia is one of the Southeast’s most active investment markets, anchored by metro Atlanta — Fulton, Gwinnett, Cobb, and DeKalb counties — and reaching outward to the fast-growing Savannah region and the secondary metros of Augusta, Columbus, Macon, and Athens. New City Financial helps investors fund deals here the way they actually operate: on the strength of the property, not a stack of personal paperwork. We provide business-purpose financing on Georgia rental, multifamily, and commercial real estate with a fast, predictable process from quote to close.
Because we underwrite the asset’s cash flow rather than your tax returns, our programs fit Georgia’s investor base: self-employed and portfolio investors, LLC-titled property, and the many out-of-state buyers drawn by the state’s population growth and logistics economy. Whether you’re acquiring a rental in suburban Gwinnett, refinancing an apartment building in Atlanta, or pulling cash out of a Savannah-area portfolio, you get one lender, one set of terms, and a straight answer quickly.
DSCR loans in Georgia
A DSCR loan qualifies on the property’s income instead of your personal income: we divide its net operating income by the annual loan payments (the debt-service coverage ratio) and lend from a 1.0 DSCR, with up to 75% LTV, $75K–$50MM, and credit from a 500 FICO. That’s why many Georgia investors use DSCR loans to buy, refinance, or pull cash out of rentals and commercial property without tax returns.
Georgia law bars cities and counties from enacting rent control, so rents across metro Atlanta, Savannah, Augusta, Columbus, and Macon are set by the market. That makes a Georgia DSCR loan straightforward to size: we look at the rent the property collects today, its taxes and insurance, and the resulting coverage ratio.
Refinancing? See our DSCR refinance program or the commercial real estate refinance guide.
Loan programs for Georgia investors
Every New City Financial program is available on qualifying Georgia investment and commercial property. Not sure which fits your deal? Start the form and we’ll route you to the right one.
Cash-Out Refinance
Tap into your property's equity to access capital for your next investment or business opportunity.
Learn moreDSCR Refinance
Refinance your investment property based on cash flow rather than personal income.
Learn moreMulti-Family & Apartment Loans
Financing solutions for apartment complexes and multifamily residential properties of all sizes.
Learn moreDSCR Loans
Qualify on the property's rental cash flow, not your personal income — purchase investment property with no tax returns.
Learn moreFix and Flip Loans
Fast funding for fix-and-flip projects with competitive rates and flexible terms designed for investors.
Learn moreARV Loans
Loans based on the after-repair value of your property, not just the current value.
Learn moreForeign Investor Loans
Financing solutions for international investors looking to purchase commercial and investment properties.
Learn moreProperty types we finance in Georgia
We lend on business-purpose investment and commercial real estate across Georgia — from single-family rentals and small multifamily to larger apartment, retail, office, industrial, and mixed-use assets. Owner-occupied commercial space is eligible; primary residences are not.
Why Georgia investors choose New City Financial
We finance the property, not your paperwork
Approval is based on the property’s rental income (its DSCR) — no personal tax returns, W-2s, or employment verification. Ideal for investors with strong properties but complex personal finances.
Considered from a 500 FICO
Where most lenders draw the line at a 620–680 score, a cash-flowing, business-purpose property can carry the loan. First-time and portfolio investors are both welcome.
Close in under 3 weeks
Investor-focused underwriting and minimal paperwork mean most files fund fast — the speed that wins competitive deals and lets you scale.
One lender, consistent terms
Up to 75% LTV, loans from $75K to $50MM, on a single set of terms across 40+ states — so you can grow a portfolio without switching lenders deal to deal.
Financing a property in Georgia? Get your number in minutes.
Checking your rate is a soft inquiry — it won’t affect your credit score, and there’s no obligation.
Georgia commercial loan FAQs
Does New City Financial lend on investment property in Georgia?
Yes. We finance business-purpose investment and commercial real estate throughout Georgia — from metro Atlanta (Fulton, Gwinnett, and Cobb counties) to Savannah, Augusta, Columbus, Macon, and Athens. Loans run from $75K to $50MM at up to 75% LTV.
Can I get a Georgia commercial loan without tax returns?
Yes. Our DSCR programs qualify the loan on the property’s rental cash flow rather than your personal income, so no tax returns, W-2s, or employment verification are required — a strong fit for Georgia’s many self-employed and out-of-state investors.
What credit score do I need for a DSCR loan in Georgia?
Credit is considered from a 500 FICO. Because approval leans on the property’s cash flow and a loan-to-value of up to 75%, a strong Georgia asset can carry the loan even when personal credit is imperfect.
How fast can you close a commercial loan in Georgia?
Most Georgia files close in under three weeks. Investor-focused underwriting and minimal documentation keep the process fast — the speed that wins deals in metro Atlanta’s competitive market.
What loan-to-value can I get on Georgia investment property?
Up to 75% LTV. You’ll typically bring 25% or more as equity; stronger credit and property cash flow generally earn better pricing. Loans range from $75K to $50MM across all eligible property types.
Do you finance both metro Atlanta and secondary Georgia markets?
Yes. We lend across the entire state — from the Atlanta core and its suburban counties to the Savannah logistics region and secondary metros like Augusta, Columbus, Macon, and Athens. The same terms and cash-flow-based underwriting apply whether the property sits in a major metro or a smaller growth market.
Financing your Georgia deal with New City Financial
New City Financial provides business-purpose financing on Georgia investment and commercial property — multifamily, industrial, retail, mixed-use, office, and more. Qualify on the property’s cash flow (DSCR), not your personal tax returns, with up to 75% LTV, loans from $75K to $50MM, a 500 FICO minimum, and closings in under three weeks. Owner-occupied commercial space is eligible; primary residences are not. Get a no-obligation quote in minutes, or call (855) 848-2862 to talk it through with a specialist.