Commercial Real Estate Loans in Georgia: Complete 2025 Guide for Investors

Georgia’s commercial real estate (CRE) sector continues to draw robust investor interest in 2025. With expanding commercial corridors, a flourishing business climate, and diverse property types, securing the right commercial real estate loan has become essential for every savvy investor targeting the Peach State. This guide covers the key lending products, local lenders, strategic markets, and actionable steps for success in Georgia’s evolving CRE landscape.

Why Invest in Georgia Commercial Real Estate in 2025?

• Economic Growth: Georgia boasts a GDP growth rate outpacing the national average, with sectors like logistics, healthcare, and technology thriving.
• Population Growth: Metro Atlanta leads with strong in-migration and business relocations, fueling demand for all types of commercial space.
• Affordability: Favorable cap rates and acquisition prices compared to other Sunbelt states.
• Business-Friendly Environment: Attractive tax incentives and robust infrastructure developments statewide.

Top Commercial Real Estate Lending Options in Georgia (2025)

Georgia’s investors leverage a variety of loan products to finance acquisitions, value-add projects, and new developments. The primary loan categories include:

Commercial Mortgages (Permanent Loans)

• Purpose: Acquisition or refinancing of stabilized properties (office, industrial, retail, hospitality).
• Typical Terms: 5-25 year amortization, fixed or floating rates, 60-80% LTV.
• 2025 Rates: Starting at 6.1% – 7.8% for prime borrowers, depending on asset class and sponsorship.
• Best For: Long-term holders, institutional investors, and owner-occupiers.

Bridge Loans

• Purpose: Short-term (6-36 months), providing flexible capital for acquisitions, quick closings, property repositioning, or lease-ups.
• 2025 Rates: 8.6%-10.5% with higher leverage up to 85% LTC for value-add plays.
• Best For: Investors seeking to renovate, stabilize, or quickly resell CRE assets.

Construction Loans

• Purpose: Ground-up construction of multifamily, office, mixed-use, or industrial sites.
• Terms: Up to 36 months (with extensions), interest-only during construction, 65-75% LTC.
• 2025 Rates: 7.75%-9.4%, driven by risk, project type, and sponsorship experience.
• Best For: Developers and sponsors with a track record in executing similar projects.

Multifamily Financing

• Purpose: Acquisition, refinance, or rehabilitation of apartment communities (5+ units).
• Loan Structures: Conventional, agency (Fannie Mae/Freddie Mac), FHA/HUD, and bank portfolio loans.
• 2025 Rates: Agency loans from 5.7%+, strong demand for affordable and workforce housing.

Key Georgia Commercial Real Estate Markets (2025)

• Midtown Atlanta: Technology hub with new office towers, multifamily high-rises, and retail projects.
• Buckhead (Atlanta): Luxury commercial district focused on office, hospitality, and mixed-use growth.
• Downtown Savannah: Booming tourism and logistics-driven industrial expansions.
• Alpharetta: Leading data center and office corridor, strong corporate tenancy.
• Columbus: Military and logistics economy supporting retail and industrial parks.
• Augusta: Fort Gordon cyber district and medical hub, consistent medical office and multifamily growth.
• South Atlanta Airport Area: Major logistics/industrial investments along I-75/I-285 corridors.

Top Lenders Serving Georgia (2025)

Choose a lender who understands Georgia’s CRE nuances for competitive terms and local expertise. Major players include:

Need capital? GHC Funding offers flexible funding solutions to support your business growth or real estate projects. Discover fast, reliable financing options today!

Test Your Expertise: The Complexities of the 1031 Exchange

As a sophisticated real estate investor, you understand that the 1031 Exchange is a cornerstone strategy for tax deferral and wealth accumulation. But beyond the basics, the intricacies of the 1031 Exchange rules can pose significant challenges. This quiz is designed to test your in-depth knowledge and highlight critical nuances that separate casual investors from true experts in 1031 Exchange transactions.

Instructions: Choose the best answer for each question.

Start Quiz

Page 1 of 5

Question 1: Understanding "Like-Kind" in a 1031 Exchange

Which of the following scenarios most likely qualifies as a like-kind property exchange under IRS Section 1031, allowing for 1031 Exchange tax deferral?

a) An investor exchanges a portfolio of publicly traded REIT stocks for a commercial retail building. b) An investor exchanges their primary residence, used for personal living for 15 years, for a duplex intended for rental income. c) An investor exchanges raw land held for appreciation in Texas for a stabilized apartment complex in Florida, both held for investment. d) An investor exchanges a classic car collection (personal property) for a single-family rental home (real property).

Page 2 of 5

Question 2: Navigating the 45-Day Identification Period for a 1031 Exchange

An investor sells a multi-family property on June 15th for a 1031 Exchange. According to the strict timelines, by what date must they identify their replacement properties to comply with the 1031 Exchange requirements?

a) July 30th of the same year, as the 45-day period includes weekends and holidays. b) August 29th of the same year, allowing for an extra 45 days if needed. c) December 12th of the same year, aligning with the 180-day completion period. d) January 1st of the following year, if they plan to file for an extension.

Page 3 of 5

Question 3: The Role of a Qualified Intermediary (QI) in a 1031 Exchange

Why is the engagement of a Qualified Intermediary (QI) absolutely critical for the validity of a 1031 Exchange?

a) The QI provides investment advice and helps the investor choose the best replacement property for their 1031 Exchange strategy. b) The QI acts as a liaison with the IRS, directly negotiating tax liabilities related to the 1031 Exchange process. c) The QI holds the proceeds from the relinquished property's sale, preventing the investor from having "constructive receipt" of funds, which would invalidate the 1031 Exchange. d) The QI provides legal and tax advice to ensure the 1031 Exchange is perfectly compliant

Page 4 of 5

Question 4: Understanding "Boot" and its Impact on a 1031 Exchange

An investor sells a commercial building with $500,000 in equity for a 1031 Exchange. They purchase a replacement property for $450,000, effectively reducing their debt by $50,000. What is the tax implication of this scenario within the 1031 Exchange framework?

a) The entire 1031 Exchange is disqualified because the investor "traded down" in value. b) The $50,000 in reduced debt is considered "boot" and will be immediately taxable as partial gain in this 1031 Exchange. c) There are no immediate tax implications, as the primary goal of the 1031 Exchange is only about the "like-kind" nature of the properties. d) The investor can defer the $50,000 as long as they pay off other personal debts with the funds, still qualifying for a full 1031 Exchange.

Page 5 of 5

Question 5: Advanced 1031 Exchange Strategies & Flexibility

An investor aims to sell a highly appreciated single-tenant retail property and replace it with multiple smaller, diversified multi-family units to spread risk. Which of the following 1031 Exchange identification rules best allows for this diversification strategy, maintaining eligibility for a 1031 Exchange?

a) The "Three Property Rule," where the investor can identify up to three properties of any value, regardless of the relinquished property's value, for their 1031 Exchange. b) The "200% Rule," allowing identification of any number of properties, provided their aggregate fair market value does not exceed 200% of the relinquished property's value for the 1031 Exchange. c) The "95% Rule," which states that if more than three properties are identified, the investor must acquire at least 95% of the aggregate value of all identified properties to qualify for the 1031 Exchange. d) All of the above are valid identification rules within a 1031 Exchange, offering flexibility for various investment strategies.

Ready to send

Please provide your contact information to proceed.

Email Address *

First Name *

Consent *

Yes, I agree with the privacy policy and terms and conditions.

Submit

The Ultimate DSCR Loan for Rental Property Quiz

Are you looking to expand your real estate investment portfolio? A DSCR loan might be the perfect tool to help you achieve your goals without relying on traditional income documentation. Test your knowledge with this quiz to see if you're ready to master the intricacies of a DSCR loan for rental property.

Start Quiz

Page 1 of 5

What is the primary factor a lender considers when approving a DSCR loan for rental property? A) The borrower's personal income and debt-to-income (DTI) ratio. B) The borrower's credit score and employment history. C) The property's potential rental income compared to its monthly expenses, known as the Debt Service Coverage Ratio. This is the key metric for a DSCR loan for rental property eligibility and approval. D) The total value of the borrower's existing investment properties and personal savings.

Page 2 of 5

How does a DSCR loan for a rental property differ from a conventional mortgage for a personal residence? A) A conventional mortgage requires a DSCR calculation, whereas a DSCR loan for a rental property does not. B) A DSCR loan for a rental property primarily focuses on the property's cash flow, allowing investors to qualify without traditional income verification, unlike a conventional mortgage which is based on personal income and liabilities. C) A conventional mortgage has a higher interest rate and stricter requirements than a DSCR loan for a rental property. D) A DSCR loan for a rental property is only available for commercial properties, not residential rental properties.

Page 3 of 5

What is an ideal Debt Service Coverage Ratio (DSCR) for a lender when evaluating a DSCR loan for a rental property? A) A DSCR of 0.75, indicating the property generates 75% of the income needed to cover its debt service. B) A DSCR of 1.00, meaning the property's income exactly equals its debt service. C) A DSCR of 1.25 or higher, as this indicates the property's income is greater than its expenses, making it a strong candidate for a DSCR loan for a rental property and providing a buffer for unexpected costs. D) A DSCR of 2.00, which is the standard minimum for all investment properties, regardless of location or market conditions.

Page 4 of 5

Which of the following expenses are typically included in the calculation of the Debt Service Coverage Ratio for a DSCR loan for a rental property? A) The property's mortgage payment (principal and interest), property taxes, and insurance, which are the core components used to determine if the property can support the debt. B) The property's mortgage payment, property taxes, insurance, and the borrower's personal credit card debt. C) The property's monthly rental income and all utility bills, regardless of who pays them. D) Only the principal and interest payment of the loan, as other expenses are not considered in a DSCR loan for a rental property calculation.

Page 5 of 5

Who would most benefit from using a DSCR loan for a rental property? A) A first-time homebuyer with a W-2 salary and a high debt-to-income ratio, who is looking to purchase a primary residence. B) A seasoned real estate investor with multiple properties who wants to expand their portfolio without using personal income to qualify, making a DSCR loan for a rental property the ideal financing solution for their needs. C) Someone looking to finance a primary residence with a low down payment and a government-backed loan. D) An individual with a very low credit score who cannot qualify for any other type of loan.

Ready to send

Please provide your contact information to proceed.

Email Address *

First Name *

Consent *

Yes, I agree with the privacy policy and terms and conditions.

Submit

• Synovus Bank: Headquartered in Columbus, offers commercial mortgages and construction loans statewide.
• Cadence Bank: Active in urban/suburban office, retail, and multifamily financing.
• Regions Bank: Strong presence in Atlanta and Savannah, competitive short-term and bridge loans.
• Truist Financial Corporation: Major bridge, construction, and permanent debt provider.
• Live Oak Bank: Used frequently for SBA 504/7(a) and owner-occupied commercial mortgages.
• Walker & Dunlop: National lender with a deep focus on multifamily and agency-backed debt in Georgia.

Step-by-Step: How to Secure a Commercial Real Estate Loan in Georgia (2025)

1. Define Your Investment Strategy: Identify the asset type (e.g., office, retail, multifamily, industrial) and the target market. Set your investment and business plan objectives.
2. Assemble Your Team: Engage a Georgia-licensed commercial real estate broker, attorney, and CPA.
3. Request Terms from Lenders: Share your property package (OM, rent roll, historical financials, photos) with several Georgia lenders for preliminary quotes.
4. Submit a Complete Application:
   • Borrower entity documents
   • Personal and business financials
   • Business plan and project proforma
   • Property appraisals (if available)
5. Underwriting and Due Diligence: Lender will conduct site visits, order third-party reports (appraisal, environmental assessments), and review sponsorship experience.
6. Receive and Negotiate Commitment Letter: Review rates, terms, covenants, and fees. Negotiate structure as needed.
7. Closing: Satisfy lender conditions, finalize legal due diligence, and fund your Georgia commercial property acquisition.

2025 Success Stories: Georgia CRE Loan Case Studies

• Atlanta Midtown Mixed-Use Acquisition: A Georgia-based syndicate used a $4.1 million commercial mortgage from Synovus Bank (7-year fixed at 6.7%, 30-year amortization) to acquire a 38,000 SF retail/office building. The asset’s Midtown location allowed rapid lease-up and a projected 25% IRR.
• Savannah Light-Industrial Repositioning: A private investor acquired a vacant 60,000 SF warehouse in Savannah’s logistics park with a $2.6 million bridge loan (Regions Bank, 9.4% interest-only, 24-month term, 75% LTC), completed tenant improvements, and secured a Fortune 500 logistics tenant within 11 months.
• Alpharetta Multifamily Construction: An experienced sponsor secured a $7.2 million construction loan via Walker & Dunlop (72% LTC, floating at SOFR+3.4%, 30-month term) to deliver a 64-unit luxury apartment community in suburban Atlanta, taking advantage of strong rent growth.
• Augusta Medical Office Financing: A physician-owned group refinanced a class-A medical office building using a $1.8 million SBA 504 loan (Live Oak Bank, 6.2% fixed for 20 years), preserving capital and lowering annual debt service.

The 2025 Market Outlook: Risks and Opportunities

• Interest Rate Volatility: Stay disciplined as rates remain elevated; lenders seek stronger DSCR (Debt Service Coverage Ratios) and sponsor experience.
• Property Type Divergence: Industrial and multifamily remain resilient, while the office and retail segments require location- and tenant-specific analysis.
• Liquidity and Competition: Bridge, construction, and agency multifamily lenders are actively competing for high-quality deals, making the process borrower-friendly for prime assets.

Conclusion

Georgia’s combination of economic vibrancy, expanding markets, and a competitive lending environment positions it among the leading states for commercial real estate investment in 2025. By understanding local lending products, working with experienced Georgia lenders, and preparing a thorough application, investors can unlock the full potential of this dynamic state. Whether seeking a long-term commercial mortgage, short-term bridge financing, or construction capital, Georgia offers solutions for every property strategy—backed by a resilient local economy and growing demand.

Get a No Obligation Quote Today.

Loan amount requested *

USD

Subject Property Address *

Apartment, suite, etc

City

State/Province

ZIP / Postal Code

First Name *

Last Name *

Email Address *

Phone Number *

Consent *

✅ Small Business Resources 

• SBA – Small Business Administration
  https://www.sba.gov

• SCORE Mentors (Free Mentoring & Workshops)
  https://www.score.org
• Small Business Development Centers (SBDC)
  https://americassbdc.org

Are You an SBA Real Estate Loan Expert?

Test your in-depth knowledge on using SBA Loans for owner-occupied commercial Real Estate acquisition. These questions delve into the critical details that can impact your business's growth and financial strategy.

Start Quiz

Page 1 of 5

For an existing commercial property, what is the minimum owner-occupancy percentage required for an SBA 7(a) real estate loan, and does this specific scenario qualify?

A manufacturing company plans to acquire a 30,000 sq ft industrial real estate facility using an SBA 7(a) Loan. The company initially needs 18,000 sq ft for its operations and intends to lease out the remaining 12,000 sq ft.

A) 60%; Yes, it qualifies. B) 51%; Yes, it qualifies. C) 75%; No, it does not qualify. D) 60%; No, it does not qualify, as they are leasing out a portion.

Page 2 of 5

Which of the following sets most accurately represents additional cost categories that can typically be financed within an SBA 504 Loan for a commercial real estate project?

Hint: Beyond the straightforward purchase of a commercial real estate property, an SBA 504 Loan is highly effective for comprehensive projects.

A) Business inventory, working capital, and employee salaries. B) Building renovations, long-term machinery essential to operations within the property, and soft costs like architectural fees. C) Advertising expenses, short-term equipment leases, and utility deposits. D) Personal real estate investments, vehicles for personal use, and stock market investments.

Page 3 of 5

Between an SBA 7(a) Loan and an SBA 504 Loan, which program generally offers the lowest typical borrower down payment for a commercial real estate acquisition, and what is that common minimum percentage for established businesses?

A highly profitable professional services firm in a competitive market wants to purchase its office real estate with minimal upfront capital. The firm's owners prioritize cash flow and liquidity.

A) SBA 7(a) Loan; 15% B) SBA 504 Loan; 10% C) SBA 7(a) Loan; 5% D) SBA 504 Loan; 20%

Page 4 of 5

For new construction, what is the initial minimum owner-occupancy percentage required, and what is the maximum timeframe to meet the full owner-occupancy threshold, for an SBA Real Estate Loan?

A fast-growing tech startup plans to construct a new 50,000 sq ft headquarters using an SBA Loan. They will immediately occupy 35,000 sq ft and have a definitive plan to occupy the remaining 15,000 sq ft within two years as their team expands.

A) Initial 51%, full 80% within 5 years. B) Initial 60%, full 80% within 3 years. C) Initial 75%, full 100% within 1 year. D) Initial 51%, full 100% within 2 years.

Page 5 of 5

What is this crucial requirement, and what fundamental principle does it underscore for the lender?

When securing an SBA Loan for a commercial real estate purchase, principal owners with a 20% or greater ownership stake are almost universally required to provide a specific type of assurance beyond the collateral of the real estate itself.

A) A fixed-rate interest payment commitment, demonstrating long-term stability. B) A first-lien position on all personal assets, ensuring full recovery. C) A personal guarantee, signifying the owners' personal commitment to loan repayment. D) A business plan with projected revenue growth of at least 15% annually, showing future viability.

Ready to send

Please provide your contact information to proceed.

Email Address *

First Name *

Consent *

Yes, I agree with the privacy policy and terms and conditions.

Submit

Yes, I agree with the privacy policy and terms and conditions. You may unsubscribe at any time. 

✅ Real Estate Investor Resources

• AirDNA (Short-Term Rental Data)
  https://www.airdna.co

• Rentometer (Rent Comps)
  https://www.rentometer.com
• Zillow Research & Data
  https://www.zillow.com/research

DSCR Loan IQ Quiz!

Test your knowledge of Debt Service Coverage Ratio (DSCR) loans!

Start Quiz

Page 1 of 3

What is the primary factor a lender focuses on when approving a DSCR loan for an investment property? a) The borrower's personal debt-to-income (DTI) ratio b) The property's ability to generate enough income to cover its mortgage payments c) The borrower's credit score history over the past 10 years d) The total number of investment properties the borrower already owns

Page 2 of 3

If a property has a Net Operating Income (NOI) of $5,000 per month and its total monthly debt service (PITI) is $4,000, what is its DSCR? a) 0.8x b) 1.0x c) 1.25x d) 5.0x

Page 3 of 3

Which type of borrower most commonly benefits from using a DSCR loan? a) First-time homebuyers purchasing a primary residence b) Investors with a strong W-2 income and minimal tax deductions c) Self-employed individuals or those with complex income who want to avoid traditional income verification d) Homeowners looking to refinance their primary residence for a lower interest rate

Ready to send

Please provide your contact information to proceed.

Email Address *

First Name *

Consent *

Yes, I agree with the privacy policy and terms and conditions.

Submit

GHC Funding DSCR LOAN, SBA LOAN, BRIDGE LOAN

Contact GHC Funding Today. Main: 833-572-4327 Email: sales@ghcfunding.com

See Full Bio

DSCR LOAN SBA LOAN BRIDGE LOAN