FLO Mortgage helps Georgia home buyers, homeowners and investors finance homes from Atlanta to Savannah, Augusta, Columbus, Macon and the towns in between. We hold Georgia Mortgage Lender License #1835856. You apply online, work with a licensed loan officer by phone or video, and sign your closing papers with a Georgia attorney near the property.
Who we help in Georgia
Buying, refinancing, borrowing against your equity or adding a rental: we match the loan to the plan.
Home buyers
We get you pre-approved, compare conventional, FHA, VA and USDA options with you, and keep the file moving to closing day. Buying your first home? Start with our first-time home buyer guide.
Conventional loans
Conventional loans follow Fannie Mae and Freddie Mac guidelines. You can use one for a primary home, a second home or a rental, and with enough equity you can skip mortgage insurance. Read about conventional loans and fixed-rate mortgages.
FHA loans
FHA loans have flexible credit guidelines, and many first-time buyers use them. We arrange Georgia FHA loans with a partner lender. See how FHA loans work, or read our guide to FHA loans in Georgia, including county limits and Georgia Dream.
VA loans
Eligible veterans, service members and some surviving spouses can use a VA loan to buy or refinance a Georgia home they live in. Our VA loans in Georgia guide covers the state details, and the VA loan hub walks you through eligibility and entitlement.
Refinancing
Refinance to change your loan term, trade an adjustable loan for a fixed one, or take cash out of your equity. Compare your refinance options.
HELOCs
A home equity line of credit lets you borrow against your equity and keep your first mortgage in place. We arrange Georgia HELOCs online with a partner lender. Start on our Georgia HELOC page.
Investors and DSCR loans
With a DSCR loan, the lender qualifies you on the rental property's income instead of your personal income. Investors who own several rentals or work for themselves often go this route. Read about DSCR loans and investment property loans.
How a Georgia closing works
In Georgia, an attorney runs your closing. In 2003 the Supreme Court of Georgia held that preparing a deed for someone else and overseeing its signing are the practice of law, so a licensed Georgia attorney has to conduct the closing (In re UPL Advisory Opinion 2003-2, 277 Ga. 472). If you bought in Florida before, where a title company often handles the whole closing, expect a law firm this time.
The closing attorney usually orders the title search and title insurance, prepares the deed and closing papers, collects and pays out the funds, and records the documents with the clerk of superior court in the county where the home sits.
Your loan papers look a little different too. You sign a promissory note and a security deed, also called a deed to secure debt, which Georgia uses in place of a standard mortgage document. The attorney records the security deed against the home.
Look for two Georgia taxes on your closing figures. The state charges an intangible recording tax on the loan amount when the security deed is recorded (O.C.G.A. § 48-6-61) and a transfer tax on the sale price when the deed is recorded (O.C.G.A. § 48-6-1). You see both on your Loan Estimate and Closing Disclosure before closing day.
After you move in, apply for the homestead exemption with your county tax commissioner or tax assessor. To claim it for a given year, you must own and live in the home on January 1 and file by April 1, according to the Georgia Department of Revenue.
Working with us from anywhere in Georgia
Our office is in Flagler Beach, Florida, and we serve Georgia borrowers remotely. You apply online through a secure portal, upload documents from your phone, and get updates by phone, text or email. You sign at the Georgia attorney's office, so you don't travel to Florida at any point. Questions first? Call us at (386) 882-9980.
Our Georgia license
FLO Mortgage, LLC holds Georgia Mortgage Lender License #1835856, issued by the Georgia Department of Banking and Finance. You can look it up on NMLS Consumer Access under Company NMLS #1835856. Our full license list is on the licensing and disclosures page.
Georgia loan pages
• Georgia HELOC
• VA loans in Georgia
• FHA loans in Georgia
• DSCR loans
• Conventional loans
• FHA loans
• First-time home buyers
• Refinance
• Compare loan programs
Georgia mortgage questions
Is FLO Mortgage licensed in Georgia?
Yes. FLO Mortgage, LLC holds Georgia Mortgage Lender License #1835856, Company NMLS #1835856. You can check the license on NMLS Consumer Access.
Do I need an attorney to close on a house in Georgia?
Yes. Georgia requires a licensed Georgia attorney to conduct a real estate closing. The attorney prepares the deed, oversees the signing, handles the funds and records the documents with the county.
Can I get a Georgia mortgage from you if your office is in Florida?
Yes. You apply online and work with a licensed loan officer by phone, email or video. You sign your closing papers with a Georgia attorney near the property.
What is a security deed?
Georgia uses a security deed, also called a deed to secure debt, in place of a standard mortgage document. It gives the lender a security interest in the home until you pay off the loan, and the closing attorney records it with the clerk of superior court.
Do you offer HELOCs in Georgia?
Yes. We arrange Georgia HELOCs online with a partner lender. Approval depends on your credit, income and home equity. See our Georgia HELOC page.
Can I use a VA loan in Georgia?
Yes. Eligible veterans, service members and some surviving spouses can use a VA loan to buy or refinance a primary home in Georgia. Our VA loans in Georgia guide has the details.
Start your Georgia home loan
Tell us your plans and a licensed loan officer will follow up with your options. Prefer to talk? Call (386) 882-9980.
This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, property eligibility and program availability. Not all applicants will qualify. Terms and programs may change without notice. FHA loans and HELOCs are arranged with partner lenders. FLO Mortgage, LLC, Company NMLS #1835856. Broker Owner Joy McCoy Flores, NMLS #1096400. Georgia Mortgage Lender License #1835856. Florida Mortgage Lender License MLD2621. Equal Housing Opportunity. Licensing & Disclosures.