Rental portfolio loans that span your Georgia doors.
Built for investors who own multiple properties. Roll five or more rentals into one blanket loan with a single payment, free up capital to keep scaling, and release individual properties as you sell. Across Georgia the assessment ratio is the same in every county and the millage stack is not. Business-purpose only, and every structure is set in underwriting.
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Instead of a separate mortgage on every door, we structure one blanket loan secured by the portfolio, with the option to release individual properties as you sell them. It is built for investors scaling past a handful of rentals.
How does the Georgia intangible recording tax hit one blanket note?
It is charged on the face amount of the note, and it is capped. O.C.G.A. 48-6-61 charges $1.50 for each $500 or fraction of the face amount of a note secured by Georgia real property, about 0.30 percent, on an instrument securing a long-term note, with a maximum of $25,000 on a single note. Under 48-6-60(3), as amended by HB 586 effective July 1, 2025, a note is long-term only when part of the principal falls due more than 62 months out. So a long-term $2,000,000 blanket note carries $6,000 (2,000,000 / 500 = 4,000 units x $1.50 = $6,000), while the same facility structured inside 62 months carries zero. The county collects from the holder, who may pass the amount to the borrower but may not treat it as part of the finance charge. Structure the term on purpose and have your closing attorney price it. Subject to underwriting.
How do property taxes work across a Georgia portfolio spread over several counties?
Same ratio everywhere, different millage in every county. O.C.G.A. 48-5-7(a) assesses all taxable tangible property at 40 percent of fair market value, and the levy is local, so the effective rate is millage x 0.40: ten mills on a $250,000 door is $1,000 (250,000 x 0.40 x 0.010 = 1,000). There is no state property tax and no investor surcharge on top. What changes at the county line is the millage stack, so a pool spread across metro Atlanta counties and smaller inland counties carries a different carry line per parcel even at the same value. Two statewide rules help: 48-5-2(3) makes the most recent arm's length sale amount the maximum allowable fair market value for the next taxable year on each parcel you buy, and the same paragraph requires the income approach be considered where data is available for income-producing property. Underwrite parcel by parcel and take the appeal strategy to Georgia property tax counsel.
Do I have to appeal each Georgia parcel separately, and when?
Yes, parcel by parcel, on a 45-day clock that starts at the notice date. O.C.G.A. 48-5-306 requires the annual notice of assessment to be mailed no later than July 1 and to carry the statutory warning that an appeal must be filed in writing no later than 45 days after the date of this notice or the right to appeal is lost. On a portfolio that turns July into a calendar problem: each county mails on its own schedule and each notice starts its own clock. Routes under 48-5-311 are the county board of equalization, arbitration, or, for non-homestead property valued above $750,000, a hearing officer with appeal to superior court, and an appraisal performed within nine months of the assessment date may be submitted. A decision or stipulation also freezes the value for the next two successive years under 48-5-299(c), unless assessors find substantial improvements on a visual on-site inspection or you skipped the hearing. Diary every notice date as it arrives.
What does releasing one Georgia property out of a blanket loan involve?
A conveyance and a recording, both through the closing attorney. Georgia is a security deed state: under O.C.G.A. 44-14-60 the deed to secure debt passes title to the lender until the debt is fully paid, so releasing a parcel is a title event on the record, not a bookkeeping entry. Every closing runs through a Georgia attorney who must be physically present, per In re UPL Advisory Opinion 2003-2, and there is no remote online notarization for Georgia notaries. The buyer's deed carries the 0.10 percent transfer tax under 48-6-1, and 48-6-4 makes paying it, with actual consideration disclosed, a prerequisite to recording. Individual property release is part of the structure here, but the release terms are set with the rest of the custom term at closing, so raise it before you sign rather than once you have a contract. Subject to underwriting.
How many Georgia doors do I need before a portfolio loan makes sense?
Five or more properties. Below that we would write them individually. At five and up, a blanket or portfolio structure collapses the file into a single consolidated payment, which is the practical reason most Georgia holders move to it, and individual property release keeps you able to sell one door without unwinding the loan. Terms are custom, sized to the portfolio rather than read off a rate sheet. Subject to underwriting.
Is there a minimum loan size on a Georgia portfolio loan?
$500,000 and up. That is the whole facility, not a per-property minimum, so a group of modest Georgia rentals clears it easily once you are at five or more doors. Send the rent roll with vacancy and concessions shown, plus the county for each parcel, since the millage stack differs county to county on the same 40 percent assessment ratio. Subject to underwriting.
More Portfolio Loans questions, answered on the program page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-23.
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