Fix and Flip in Atlanta

No, and that number is the most misread statistic in this market. ATTOM reports an average gross profit of $99,921 on Atlanta flips in the first quarter of 2026, a 27.0% gross ROI on an average $370,335 purchase and $470,256 resale. Atlanta also ran the second-highest flip rate of any large US metro that quarter, 12.3% of all home sales, so plenty of other buyers are working the same houses. "Gross profit" there means resale price minus purchase price. It does not deduct rehab, financing, carry, or selling costs, so a $99,921 gross spread is not $99,921 in your pocket. Back out the rehab budget, 91 days of interest and taxes and insurance, and your commissions and closing costs on the sale, and what is left is the real number. Run your specific deal through the fix and flip calculator rather than the metro average, and price the exit against 4.0 months of supply and a $418,000 median that is down 1.6% year over year as of March 2026, not against the 2022 market.

A licensed Georgia attorney, and there is no way around it. The Supreme Court of Georgia held in In re UPL Advisory Opinion 2003-2 that preparing or facilitating the execution of a deed is the practice of law. The attorney has to be physically present, telephonic supervision of a non-lawyer closer does not satisfy the rule, and closing and disbursing funds in violation is a misdemeanor plus civil liability for damages. Practically, that means the closing attorney holds and disburses the escrow, so the attorney is the gatekeeper on your timeline, not a title company. Line one up before you go under contract. One more piece of Georgia vocabulary worth using correctly: the security instrument here is a security deed, a deed to secure debt that conveys legal title to the lender, not a mortgage. If you are chaining an assignment into your buy, the same attorney runs both legs, so pre-clear the double close before the contract rather than after. Our guide on double closings covers the mechanics.

Georgia is non-judicial and sells on the first Tuesday of the month, between 10 a.m. and 4 p.m. at the county courthouse. That is the same first-Tuesday cadence Texas investors already know, and we are a Texas lender, so the rhythm is familiar to us rather than something we are learning on your deal. The run-up is knowable in advance: the secured creditor has to give the debtor notice of initiation of the power of sale at least 30 days before the sale date under O.C.G.A. section 44-14-162.2, and has to advertise once a week for four weeks in the county's official legal organ with at least 21 days between the first advertisement and the sale under O.C.G.A. section 44-14-162. That is roughly a 37-day practical minimum from first publication to auction, so the list you are shopping is public well before the gavel. Georgia also has no statutory post-sale right of redemption on a non-judicial security-deed foreclosure, so the title question closes with the sale. Confirm the county's terms of sale and the funds required at the courthouse with your closing attorney, and get your term sheet in hand before the first Tuesday, not after it.

Transfer tax runs $1.00 per $1,000 of price, and the intangible recording tax on a short-term flip note is likely zero. Under O.C.G.A. section 48-6-1 the transfer tax is $1.00 for the first $1,000 of consideration plus $0.10 per additional $100, which works out to 0.10%, or $400 on a $400,000 purchase. Under the Georgia Association of REALTORS form the seller customarily pays it, but that is contract, not statute, so it is negotiable. The intangible recording tax under O.C.G.A. section 48-6-61 is $1.50 per $500 of the face amount of the note, about 0.30% of the loan, capped at $25,000. Short-term notes are exempt, and HB 586 is reported to have raised the short-term threshold from 36 months to 62 months effective July 1, 2025, which may put a 6-month fix and flip note outside the tax entirely. The Department of Revenue page does not restate the 62-month rule, so have your closing attorney confirm it on your file before you treat it as a savings, and do not let it go unpaid where it does apply: unpaid intangibles tax bars foreclosure or exercise of the power of sale until the tax, interest, and a 50% penalty are paid. There is also a flat $10 residential mortgage fee on 1-4 family loans under O.C.G.A. section 7-1-1011.

No, and assuming it will is the most common Atlanta pro-forma error. Georgia assesses property at 40% of fair market value statewide, so your effective rate is the millage times 0.40, and a mill is $1 per $1,000 of assessed value. The statewide floating homestead exemption created by HB 581, which caps annual growth in a homestead's taxable value at CPI, does not help you twice over: it is a homestead exemption and investment property is not homesteaded, and Fulton, Gwinnett, Cobb, DeKalb, their school districts, and the City of Atlanta all opted out by the March 1, 2025 deadline anyway. Your Atlanta property gets reassessed to market with no inflation cap, so underwrite carry on the post-purchase reassessed value rather than the seller's current bill, especially on a house you are about to improve. Pull an address-level estimate from the county tax assessor and talk to your CPA about your own situation.

Budget more than last year, and yes, the roof can decide your exit. Georgia homeowners premiums rose 8.6% in 2025 against a 5.6% national average, are up roughly 39.7% cumulatively since 2021, and another increase near 10% is projected for 2026. The drivers are Hurricane Helene losses in areas that were not previously priced as high-risk, hail and wind claim frequency, replacement-cost inflation, and roof-age underwriting rules that push older homes into higher tiers. That last one is the flipper's problem specifically: leaving an unreplaced 20-year roof on the house can change what your buyer is quoted for insurance, which changes what they can pay and whether they close at all. Get a real binder quote on the address before you go hard, and weigh the roof against the exit rather than against the rehab line. Our guide on estimating a rehab budget covers how we size the number.

There is no minimum score on this program. We do run credit, but on an asset-based flip loan it carries far less weight than at a bank. We underwrite the purchase price, the rehab budget, and the ARV. Weaker credit is usually handled with lower leverage rather than a decline, and there is no hard credit pull to start. Business-purpose only, and every structure is set in underwriting.

About 10% of the purchase, plus closing costs. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV. On a $400,000 Atlanta purchase that is up to $360,000 from us and $40,000 from you (400,000 x 90% = 360,000), with rehab drawn against the schedule instead of paid up front. Remember that the metro gross profit number is resale minus purchase, with nothing deducted for rehab, financing, or carry, so budget a real contingency on top of the 10%. Subject to underwriting.

Yes. First-time flippers are welcome. What we want to see is the scope of work, your contractor, and the comps behind your ARV, not a track record of completed deals. Atlanta ran the second-highest flip rate of any large US metro in the first quarter of 2026, so you are working the same houses as a lot of experienced buyers, and we underwrite the buy harder on a first deal than on a fifth. Apply now and we will tell you where the numbers land before you sign a contract.

$100K is the floor and $5M is the ceiling, so an average Atlanta flip purchase sits well inside the range. That range covers most of metro Atlanta, out through Fulton, DeKalb, Cobb, Gwinnett, Cherokee and the outer counties. The term is 6 months, interest-only. If your deal comes in under $100K, talk to us anyway and we will point you at the right structure. Subject to underwriting.