Short answer: A Georgia DSCR loan qualifies on the property's rental income instead of your personal income. Most programs skip tax returns, W-2s and pay stubs. You still need credit, an appraisal, cash reserves and a lease or rent schedule. FLO Mortgage holds a Georgia Mortgage Lender License (#1835856) and arranges DSCR loans on rental property from metro Atlanta to Savannah. DSCR loans are business-purpose loans for investment property only.
How DSCR works on a Georgia rental
The lender divides the monthly rent by the monthly housing cost: principal, interest, taxes, insurance and any HOA dues. See the full DSCR requirements and documents checklist.
Georgia costs that change your numbers
Property taxes: Georgia assesses property at 40% of fair market value. The homestead exemption covers only your primary home, so a rental pays the full bill.
Intangible recording tax: Georgia charges $1.50 per $500 of the loan amount when the security deed is recorded, up to $25,000. You pay it on a purchase loan and on a refinance.
Transfer tax: on a purchase, Georgia's transfer tax is $1 per $1,000 of the price. The seller usually pays it.
Attorney closings and security deeds
A Georgia attorney conducts your closing. Instead of a mortgage, you sign a security deed. The attorney handles the title work, records the deed and pays off any existing loan.
Cash-out and hard-money refinances in Georgia
Many Georgia investors buy or rehab with a private loan, then refinance into a DSCR loan once the property is rented. Plan for a payoff letter, a new appraisal with a rent schedule, and enough time on title, called seasoning. Subtract the intangible recording tax and closing costs when you estimate your cash out. See the full guide to refinancing a hard-money loan into a DSCR loan.
Short-term rentals in Georgia
Some DSCR programs count short-term rental income, using booking history or a market estimate. Atlanta, Savannah and Tybee Island each require a short-term rental license or certificate, and some neighborhoods cap how many they issue. Check the rules before you buy.
Closing in a Georgia LLC
Your LLC needs active status with the Georgia Secretary of State. File the annual registration between January 1 and April 1 to keep that status. The lender asks for your articles of organization, operating agreement and EIN letter, and each member signs a personal guaranty.
Investing in another state too? See where we offer DSCR loans by state.
Georgia DSCR loans: common questions
Can I get a DSCR loan in Georgia without showing my income?
Yes. DSCR loans have no personal income verification. The lender qualifies the loan on the property's rent and still checks your credit, the appraisal and your reserves.
Can I do a DSCR cash-out refinance in Georgia?
Yes. Cash-out refinances on rental property are common with DSCR programs. Loan-to-value caps run lower than on a purchase, and the intangible recording tax applies to the new loan.
Who handles a Georgia DSCR closing?
A Georgia attorney. You sign a security deed instead of a mortgage.
What is Georgia's intangible recording tax?
$1.50 per $500 of the loan amount, capped at $25,000, paid when the security deed is recorded.
Can I close a Georgia DSCR loan in an LLC?
Yes, in most programs. The LLC needs active status with the Georgia Secretary of State, and each member signs a personal guaranty.
Have a Georgia rental in mind?
Tell us about the property, and a licensed loan officer will check it against current DSCR programs. Prefer to talk? Call (386) 882-9980.
This page is general education, not a commitment to lend or an offer of specific terms. DSCR loans are business-purpose loans for investment property and are not available for owner-occupied homes. All loans are subject to credit approval, appraisal, underwriting guidelines, property eligibility and investor program availability. Not all applicants will qualify. Requirements vary by investor program and may change. Tax figures come from O.C.G.A. 48-6-1 and 48-6-61, checked October 22, 2026. FLO Mortgage is licensed as a mortgage lender in Florida (MLD2621) and Georgia (#1835856), Company NMLS #1835856; Broker Owner Joy McCoy Flores, NMLS #1096400. Equal Housing Opportunity. Licensing & Disclosures.