DSCR loans in Georgia
Buy or refinance Georgia rental property by qualifying on the property’s income — not your tax returns, W-2s, or personal debt-to-income. Andes Mortgage is a mortgage broker offering a large suite of DSCR loans in Georgia from our home base in Atlanta.
Our DSCR programs are built for investors scaling across metro Atlanta, mountains, the Savannah coast, and Georgia’s military markets.
- No tax returns · no personal DTI
- From 640 credit scores
- Business purpose
- Below-1.0 DSCR options
What is a Georgia DSCR loan?
DSCR stands for debt-service coverage ratio — the property’s monthly rent divided by its full monthly payment (principal, interest, taxes, insurance, and any HOA, together called PITIA).
A DSCR of 1.0 means rent exactly covers the payment; above 1.0 the property runs a surplus. The reason Georgia investors reach for this loan is simple: underwriting looks at the property, not you. No tax returns, no pay stubs, no personal debt-to-income calculation — which matters most for self-employed investors, investors who write off heavily, and anyone scaling past the property caps conventional financing imposes.
Because it’s a business-purpose loan, a DSCR mortgage can close in an LLC, and there’s no cap on how many you hold — the whole point for an investor building a Georgia rental portfolio.
Example: Your single family Decatur home rents for $2,300/mo and your total house payment is $1,950/mo = 1.18 DSCR. The property covers its own debt with room to spare.
Who Georgia DSCR loans fit
DSCR loans solve a specific problem that investors face: Tax returns do not show the actual income the borrower makes. DSCR loans skip personal income and debt-to-income and focuses on the asset instead.
- Business owners, self-employed and 1099 contractors
- Self-employed borrowers who may not have filed taxes or own back taxes to the IRS or local government
- Investors who own multiple properties
- Investors scaling past the ten-property limit that conventional financing caps you at
- Buyers targeting non-warrantable condos that conventional lenders decline outright
Want to know if DSCR is a good fit for you or see what you qualify? Take our easy qualifier Quiz, takes less than 60 seconds ->
Andes Mortgage's DSCR Loan Requirements in Georgia
Here’s the shape of what we can do on a Georgia DSCR loan. These are typical ranges across our investor lending shelf — your exact terms depend on the property, your credit, and the loan size.
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Parameter
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Andes Mortgage Georgia DSCR Guidelines
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Minimum credit score
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We work with as low as 640 credit score
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Max LTV — purchase (DSCR ≥ 1.0)
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Up to 85% for credit scores >700
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Max LTV — cash-out refinance
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Up to 75%
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DSCR 0.75–0.99 (reduced-ratio)
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Available — expect roughly a 5–10% LTV reduction vs. standard
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DSCR below 0.75 / no-ratio
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Available — typically to ~60–70% LTV at a higher credit score
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Loan amounts
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~$100K to $2.5M (minimum rises to ~$200K on sub-1.0 DSCR)
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Reserves
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3 months PITIA up to ~$1M; 6 months above ~$1M or on sub-1.0 DSCR
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Mortgage / rental history
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0x30x12 typical (no 30-day lates in 12 mo.)
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Property types
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SFR, PUD, townhome, 2–4 units, condos, and non-warrantable condos
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Rural property
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Allowed with up to 65% LTV
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Occupancy
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Business purpose / investment only
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Guidelines last verified: July 2026. Ranges reflect current wholesale investor guidelines and may change without notice.
Georgia DSCR Loans under 1.0 ratio
A DSCR under 1.0 happens when the property is unable to cover its own payment on paper. In other words, the property loses money every month.
This is a situation that some investors may find themselves in – whether it’s because they rent the property to multiple tenants and DSCR loans do not allow boarder income, a recent vacancy or a sudden tax or insurance hike obliterates the cash flow.
Either way, a DSCR under 1.0 — does not get rejected. It moves to a different tier of the same program with a lower loan-to-value. There is no DSCR floor with Andes Mortgage.
The rent covers the payment. You’re on the main program — best LTVs, widest credit range, lowest pricing.
The rent falls a little short. Still very financeable — expect roughly a 5–10% LTV reduction (a bit more down) in exchange for the lower ratio.
Even a property that doesn’t cash-flow on paper can be financed through a no-ratio structure — typically to ~60–70% LTV with a higher credit score.
If your Georgia rental property is suddenly losing money every month and the DSCR is under 1, we place it a different tier – not deny it. That’s exactly what we price out for you. See how below-1.0 DSCR financing works →
Georgia's intangible tax — and why it barely touches a refinance
When you finance a purchase in Georgia, the state charges an intangible recording tax on the security deed — the instrument a Georgia lender records instead of a mortgage. It runs $1.50 per $500 of the loan amount, about 0.30%, and it’s due at closing, usually paid by the borrower. Georgia is one of only a handful of states that still charges this, so out-of-state investors routinely forget to budget for it.
On a 30-year DSCR loan it’s unavoidable — those are “long-term notes” under Georgia law — and it’s capped at $25,000 per note. Here’s roughly what it adds to cash-to-close:
on a $300K loan
on a $400K loan
on a $500K loan
on a $1M loan
The part that helps DSCR investors
On a refinance, Georgia generally taxes only the new money — not the balance you’re already carrying. Refinance $275K into $350K and the tax applies to the $75K difference, about $225, not the full loan.
That reshapes a DSCR cash-out refinance: a straight rate-and-term refi of your existing balance carries little or no intangible tax, and a cash-out is taxed only on the cash you actually pull. We build the exact figure into your numbers up front so nothing shows up as a surprise at the closing table.
This is general education on Georgia closing costs, not tax or legal advice — exemptions and calculations are fact-specific (short bridge financing maturing within about five years can be exempt, for example). Andes prices the intangible tax into your Georgia DSCR quote so you see true cash-to-close, not just the rate.
Run your numbers: Our Closing Cost calculator can help you get an idea of what the figures will look like for buying or refinancing a Georgia rental property.
Georgia markets allow different strategies for investors
Georgia isn’t one rental market — it’s several, and DSCR gets used differently in each. The strategy you’re running should drive the property you buy and the tier you qualify under.
Metro Atlanta — long-term rentals
- The core engine — corporate HQs, a booming film industry, and steady in-migration keep tenant demand strong across Fulton, DeKalb, Gwinnett, Cobb, Cherokee, Forsyth, and Clayton.
- One of the most active single-family and build-to-rent markets in the country — bread-and-butter DSCR for SFR and small multifamily that hold near or above 1.0.
Coast, college & military
- Savannah — port employment plus heavy tourism support both long-term rentals and short-term stays, though the city actively regulates STRs.
- Athens — the University of Georgia anchors durable student-rental demand, a classic by-the-bed DSCR play.
- Columbus & Augusta — Fort Benning and Fort Gordon plus the Army Cyber hub drive steady, recession-resistant tenant demand.
North Georgia Mountains
- Blue Ridge — Georgia's best-known cabin market and one of the state's top tourist draws, with strong, tourism-driven nightly rates fed by metro-Atlanta weekend travelers.
- Ellijay — apple orchards and mountain wineries drive durable weekend-getaway demand — a short-term cabin play that pairs naturally with a DSCR loan held in an LLC.
What makes Georgia favorable for investors
Landlord-friendly & fast remedies
Georgia is a security-deed state with a non-judicial foreclosure process — one of the faster, more predictable frameworks in the country.
Growth & corporate relocation
Sustained in-migration, corporate headquarters, and the metro Atlanta job engine keep rental demand climbing — supporting the rents your DSCR is built on.
Moderate property taxes
Georgia’s effective property tax runs roughly 0.8–0.9% — below the national average and well under high-tax states. Lower taxes mean lower PITIA on the same rent.
The DSCR upside of lower taxes
Property taxes are baked into the “T” in PITIA, so they directly move your ratio. Because Georgia’s taxes are moderate rather than high, the same rent produces a higher DSCR here than it would in a high-tax state — so more Georgia deals clear 1.0 on standard terms, and fewer get pushed into the reduced-ratio band. A quiet structural advantage for Georgia rental investors.
Property types we finance
Single-family & PUD
The core of most Georgia DSCR portfolios — detached SFR and planned-unit developments.
2–4 units & townhomes
Small multifamily and townhomes for stronger blended cash flow across the metro.
Condos & non-warrantable
Warrantable and non-warrantable condos both financeable — useful for intown Atlanta and Savannah inventory.
Multifamily 5-9 units
Small scale multifamily properties can close under our commercial DSCR guidelines
Note: Our Georgia DSCR loan allows rural properties too but capped at 65% LTV. Not sure a specific address qualifies? Run Mortgage Match and we’ll confirm before you’re under contract.
Financing short-term & cabin rentals in the Georgia mountains
Blue Ridge and Ellijay sit among the busiest cabin-rental markets in the Southeast — Atlanta is barely 90 minutes south, and mountain tourism keeps nightly demand strong. A DSCR loan is the standard way investors finance these cabins: it’s business-purpose and qualifies on the property’s rental income, so a vacation cabin held in an LLC is a natural fit.
The North Georgia STR markets
- Blue Ridge (Fannin County) — one of Georgia's top tourist destinations and its best-known cabin market, with strong tourism-driven nightly rates.
- Ellijay (Gilmer County) — apple country and wineries just off the mountain highways, with durable weekend-getaway demand from metro Atlanta.
- Helen & Dahlonega — alpine-village tourism and North Georgia wine country round out the region's vacation-rental base.
How we finance a Georgia STR
- Stricter than long-term — expect a higher minimum DSCR (around 1.15), a higher FICO, and an LTV reduction versus a standard rental.
- Income from STR data or history — qualifying rent comes from AirDNA, short-term market data or the cabin's own 12-month operating history, not a long-term lease.
- Plan for the off-season — seasonal swings can pull DSCR below 1.0 in slower months, exactly where the reduced-ratio and no-ratio tiers earn their keep.
Permitting has tightened — confirm the exact address. These markets are popular, but they’re no longer unregulated. Gilmer County (Ellijay) now enforces a short-term-rental licensing ordinance, Fannin County requires registration plus a local lodging tax (around 8% in the Blue Ridge area), and the cities of Blue Ridge and Ellijay run their own stricter rules — some residential zones can’t operate an STR at all. County limits and city limits differ, so verify the specific parcel’s STR status before you buy or underwrite nightly income. We’ll help you pressure-test the numbers, but the permit is yours to confirm.
Run a cabin’s numbers in the DSCR calculator below, or see how short-term rental financing works in our Airbnb & STR loan guide.
Georgia DSCR calculator
Enter the property’s rent and payment. We’ll tell you the DSCR, which tier you land in — and which constraint is limiting your deal. No email required to see your result.
Frequently asked questions
Can I get a DSCR loan in Georgia with a 640 credit score?
Yes. Our Georgia DSCR program starts as low as 640. Your credit score influences your maximum loan-to-value — the strongest terms, including up to 85% LTV on a purchase, are reserved for scores above 700 — but 640 gets you in the door.
What is Georgia's intangible tax and do I pay it on a DSCR loan?
Georgia charges an intangible recording tax of $1.50 per $500 of the loan (about 0.30%, capped at $25,000) on the security deed when you finance. A 30-year DSCR purchase is a long-term note, so it applies — roughly $1,200 on a $400,000 loan, due at closing. On a refinance, Georgia generally taxes only the new money above your existing balance, so a rate-and-term refi carries little or none, and a cash-out is taxed only on the cash pulled.
What's the maximum LTV on a Georgia DSCR loan?
Up to 85% on a purchase for borrowers with credit above 700, and up to 75% on a cash-out refinance. Reduced-ratio and no-ratio deals (DSCR under 1.0) carry lower LTV caps — roughly a 5–10% reduction in the 0.75–0.99 band, and typically 60–70% below 0.75.
My Georgia rental doesn't cover its payment. Am I disqualified?
No. There’s no DSCR floor. A DSCR between 0.75 and 0.99 moves to a reduced-ratio tier with a modest LTV reduction; below 0.75, a no-ratio structure qualifies you on down payment and credit instead of cash flow. Georgia’s moderate property taxes actually keep more deals at or above 1.0 than higher-tax states.
Can I close a Georgia DSCR loan in an LLC?
Yes. DSCR loans are business-purpose loans and can close in an LLC, which is how most Georgia investors hold rental property. There’s also no limit on the number of DSCR loans you can hold — a key advantage as you scale past conventional financing’s property caps.
Can I use a DSCR loan for a Blue Ridge or Ellijay cabin?
Yes. North Georgia’s mountain cabins are a core DSCR market — Blue Ridge (Fannin) and Ellijay (Gilmer) are among the Southeast’s busiest short-term-rental areas, and a cabin held in an LLC is a natural DSCR fit. Expect stricter STR terms: a minimum DSCR around 1.15, a higher FICO, an LTV reduction, and qualifying income based on short-term market data or a 12-month operating history. Permitting has tightened — Gilmer County enforces an STR licensing ordinance and the cities of Blue Ridge and Ellijay have their own rules, so confirm the exact parcel’s county and city STR status before you rely on nightly income. The same applies to a Savannah short-term rental, which the city actively regulates.
Which Georgia markets work best for DSCR?
Metro Atlanta is the core — one of the most active single-family and build-to-rent markets in the country, with steady demand across Fulton, DeKalb, Gwinnett, Cobb, Cherokee, Forsyth, and Clayton. Savannah (port and tourism), Athens (UGA student rentals), the North Georgia cabin markets of Blue Ridge and Ellijay, and the military markets of Columbus (Fort Benning) and Augusta (Fort Gordon) round out the strongest DSCR territory.
Related resources
Our coverage of Georgia — programs and market
Run your numbers before you purchase or if you are refinancing
See if your Georgia deal qualifies
Start Mortgage Match and we’ll tell you which DSCR tier your property lands in and what you’d put down — no credit pull, no obligation. Hablamos español.
Andes Mortgage LLC · NMLS #2187991 · Equal Housing Lender. Licensed mortgage broker in Georgia. DSCR loans are business-purpose loans for investment properties only. Figures shown are typical ranges from current wholesale lending guidelines as of July 2026 — not a single lender’s terms and not a commitment to lend. Program terms and eligibility vary by lender and are subject to change without notice.