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Program 05
Transactional Funding in Georgia
Transactional funding for double closings across Georgia.
For wholesalers and assignment deals, we fund the A-to-B leg so you can close the B-to-C. Short-term transactional capital that bridges the gap and keeps your deal on schedule. In Georgia both legs run through a closing attorney, so clear the firm before you go under contract. Business-purpose only, and every structure is set in underwriting.
Same-day
funding
100%
of purchase
Days
not weeks
No credit
check
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Funding is typically same-day with flat-fee pricing and no appraisal or credit check, since the loan is repaid from the simultaneous resale. Bring us the closing docs and we handle the rest.
Who it's for
Wholesalers
Assignment and double closes
Back-to-back closings
Time-sensitive resales
Typical terms
UseFunds the A-to-B leg
LeverageUp to 100% of purchase
TermDays, not weeks
PricingFlat fee
UnderwritingNo credit / appraisal
CloseSimultaneous
*Typical terms, subject to underwriting and market conditions.
Local FAQ
Transactional Funding in Georgia, answered.
Do I need a real estate license to assign a contract in Georgia?
Georgia's licensing chapter has a statutory exemption that reaches a buyer acting for itself. O.C.G.A. 43-40-29(a)(1) says the chapter does not apply to any person who, as owner, as lessor, or as prospective purchaser, or their regular employees, performs any act with reference to property owned, leased, or to be acquired by such owner, where the acts are performed in the regular course of, or incident to, the management of that property and the investment in it. A buyer under contract, acting for its own account and assigning its own contract rights, is not brokering. The limits are where people get hurt: 43-40-29(d) withholds the exceptions from anyone using them to evade licensure, and advertising the property rather than your contract interest, without the owner's written permission, is the conduct that gets treated as unlicensed brokerage. We are a lender, not your counsel. Have a Georgia real estate attorney review your contract and your marketing before you use them.
Who runs a Georgia double closing, and what do I clear first?
A Georgia attorney runs both legs, and you clear that firm before you sign anything. In re UPL Advisory Opinion 2003-2 approved the position that a non-attorney preparing and facilitating execution of a deed of conveyance is the unauthorized practice of law, that the role cannot be delegated to a non-lawyer, and that a Georgia attorney has to be physically present at the closing. The attorney also holds and disburses the funds, so there is no separate escrow desk to fall back on. Whether a given firm will run a same-day A-B-C, and what it requires of the funds on the B-to-C leg, is firm-by-firm policy: no Georgia statute, real estate commission rule, or bar opinion on back-to-back closings was located, so we state no market norm. Ask the firm directly, in writing, before you go under contract. Subject to underwriting.
What does the transfer tax do on a Georgia double close?
It is charged on the instrument, and a double close records two of them. O.C.G.A. 48-6-1 imposes $1.00 on the first $1,000 of consideration plus 10 cents on each additional $100, which is 0.10 percent, once consideration exceeds $100, and 48-6-4 makes payment to the superior court clerk, with the actual consideration disclosed on the prescribed form, a prerequisite to recording. On a $200,000 A-to-B leg that is $200 ($1 on the first $1,000, plus 1,990 additional $100 units x $0.10 = $199). Budget the line on each conveyance and confirm the figures with your closing attorney, since no statute assigns the cost to a party and custom puts it on the seller. The security deed itself is exempt under 48-6-2(a)(1), so financing the A-to-B leg adds no transfer tax of its own.
Where does Georgia distressed inventory come from, and how much lead time do I get?
The first Tuesday of the month, with a 30-day notice running ahead of it. O.C.G.A. 9-13-161(a) puts non-judicial sales at the county courthouse on the first Tuesday of each month, between 10:00 A.M. and 4:00 P.M., at public outcry, moving to the first Wednesday when that Tuesday is New Year's Day or Independence Day. Before that, 44-14-162.2(a) requires written notice of initiation of the power of sale to the debtor no later than 30 days before the proposed sale, and the sale is advertised weekly for four weeks in the county legal organ. Ignore the widely repeated claim of a 21-day rule between first advertisement and sale: O.C.G.A. 9-13-141 says the interval, more or less than 30 days, does not invalidate the sale. Tax sales are a different animal, with a 12-month redemption under 48-4-40 priced at the sale amount plus taxes plus a 20 percent premium for the first year under 48-4-42. Know which one you are buying.
Do I need money of my own to double close in Georgia?
Not for the A-to-B leg. Transactional funding covers up to 100% of the purchase price on the A-to-B side so your B-to-C can fund, and it prices as a flat fee rather than a rate. You still bring your closing costs, and in Georgia that includes the attorney's fee and the 0.10 percent transfer tax on the conveyance. Confirm the firm will run a same-day double close before you commit to a date. Subject to underwriting.
How long do I hold transactional money on a Georgia double close?
Days, not weeks. Both legs are meant to run as a simultaneous close, so the money is in the deal for the length of the closing rather than for a hold period. That is why the program carries no credit check and no appraisal. If your end buyer is not funded and papered, and if the Georgia closing attorney has not confirmed the structure, you do not have a transactional deal yet. For metro deal flow, see Atlanta transactional funding. Subject to underwriting.
More Transactional Funding questions, answered on the program page
Resources
Guides for Transactional Funding
Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide Transactional · 4 min read
What Is Transactional Funding? (Double Closings for Wholesalers)
Read the guide Fix and Flip · 5 min read
Can You Fund a Fix and Flip With No Money Down?
Read the guide Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
Read the guide Compare
Transactional Funding vs. other options
More in Georgia
Other programs in Georgia
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this 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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