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Hard money and fix and flip loans in Marietta, Georgia
Loans for older homes near the Square, suburban rentals and renovations in Marietta.
The Marietta market for investors
Marietta is the county seat of Cobb County northwest of Atlanta, with a historic town square, a large aerospace employer and steady demand from families.
Investors renovate older homes near downtown, update 1970s and 1980s houses in the suburbs, and hold single-family rentals.
Areas investors ask about
- Around Marietta Square: historic and older homes to renovate
- East Cobb addresses: 1970s and 1980s homes ready for updates
- West and south Marietta: lower-priced homes and rentals
Plan for these on a Marietta 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.
- Many newer subdivisions have association dues, which count in the payment, and some limit leasing or short-term rentals.
- 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 Marietta
| 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 |
Marietta hard money loans: common questions
Yes, with DSCR rental loans at up to 85% loan-to-value on a purchase.
Yes, including Marietta, Smyrna, Kennesaw, Austell and unincorporated Cobb.
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 Marietta?
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.