Atlanta just worked through one of the biggest apartment building waves in the country, and the rest of Georgia has its own story, from the port in Savannah to the base towns and college towns in between. We review apartment, multifamily, and commercial loans across the state, with interest-only, cash out, and full-documentation options for owners who want their buildings working harder.
Apartment and commercial loans from $1 million to $30 million+
For a few years, it felt like every open lot inside the Perimeter and along the big suburban corridors was getting a new apartment building. Most of them opened around the same time, and they went after the same renters with free rent and move-in specials. Older buildings had to compete with brand-new ones down the street, and plenty of owners felt it in their rent rolls.
Then the cranes started coming down. New deliveries in metro Atlanta have pulled back sharply, renters have been staying put longer, and rents have started moving up again, with Downtown and Midtown leading the way. For an owner, that matters. The buildings that held their tenants through the busiest stretch are the ones in the strongest position to refinance, pull cash out, or move to interest-only payments while the market tightens.
Capituro reviews loan requests for Georgia apartment buildings, multifamily portfolios, and commercial property across the state. Georgia is also home to some of the full-documentation programs we like most, the kind that look past the depreciation and cost segregation losses on an owner's tax returns instead of holding them against the owner. We spend our time on the property and on what the owner wants the loan to do.
Capituro helps investors close business-purpose financing on multifamily and commercial property. Programs are not available for owner-occupied residential property. Terms and availability vary by deal and can change without notice.
None of these are deal killers. They are the Georgia details we would rather talk through at the start than discover halfway in.
A lot of Atlanta buildings spent the last couple of years giving away a few weeks free to keep up with new lease-ups nearby. The rent that counts is the rent tenants actually pay after concessions, so that is the number we start with, and it usually tells the truest story about the building.
Strong Georgia owners often show big paper losses on their tax returns, because depreciation and cost segregation studies are doing exactly what they are supposed to do. Some programs read those losses as weakness. The full-documentation programs we use in Georgia look past them and add the depreciation back, so a well-run portfolio is not penalized for good tax planning.
Georgia law keeps cities and counties from passing rent control, which gives owners a predictable set of rules statewide. Since the Safe at Home Act took effect in 2024, owners also have a clear duty to keep units habitable, security deposits are capped at two months' rent, and tenants get a short written notice before an eviction is filed for nonpayment. Well-run buildings were already doing all of that.
Have a Georgia building in mind?
Send the numbersA Georgia apartment building can need different debt at different points in its life. A bridge loan can carry a property through lease-up or a renovation, and a long-term apartment loan can take over once it is stabilized. When that is the plan, we look at both steps together from the start.
Interest-only payments for up to the full term on a stabilized apartment building, often with more cash out than an amortizing loan allows.
Read program detailsLong-term financing for Georgia apartment buildings from 5 units to 300+, from a garden community in Gwinnett County to a mid-rise in Midtown Atlanta.
Read program detailsFor owners who want to put the equity in a stabilized apartment or commercial building to work, up to 75% LTV on a refinance.
Read program detailsFor retail, office, medical office, warehouse, self storage, mixed use, daycare, automotive, light industrial, and assisted living property where the leases and occupancy support a purchase, refinance, or cash out.
Read program detailsFor a building in transition, whether that means lease-up, renovation, tenant rollover, or a purchase that needs to close before long-term financing makes sense.
Read program detailsFor experienced Georgia owners with strong portfolios and full tax returns, through programs that look past depreciation and cost segregation losses instead of counting them against you.
Read how depreciation add-backs workWe also review 1 to 4 unit rentals across Georgia.
See DSCR loansAtlanta absorbed one of the largest apartment building waves in the country, and for a while every new building was competing with the one across the street. Now the new deliveries have slowed, renters are staying longer, and the buildings that held on, from intown mid-rises to suburban garden communities in Cobb and Gwinnett, are where refinances are coming together first.
The Port of Savannah is the largest single-terminal container port in the Western Hemisphere, and the warehouses and jobs around it have been filling apartments for years. Add the Hyundai Metaplant in Ellabell, about twenty miles outside the city, and its suppliers across the region, and the coast has a renter base that keeps growing as the plant hires up over the coming years.
Augusta runs on a different engine. Fort Gordon, a large medical community anchored by the state's medical college, and a steady flow of families moving in for both keep apartments full in a market that never got the same flood of new construction as Atlanta.
Athens has the University of Georgia and the steady student and staff demand that comes with it. Macon sits next to Robins Air Force Base in Warner Robins, and Columbus has Fort Benning next door. These are smaller markets, but the anchors are durable, and well-run buildings in them tend to stay that way.
We review deals across all of Georgia, including cities not listed here.
The owner bought years ago, the building held its occupancy while new buildings around it were giving away free rent, and the current loan is amortizing away cash flow the owner would rather have. An interest-only loan with cash out can change how the building pays, without selling it.
The buildings are full and the cash flow is healthy, but the returns show losses because depreciation and a cost segregation study are doing their job. In Georgia, that is exactly the owner the full-documentation programs we use were built for, and the depreciation gets added back instead of held against them.
A garden community in Pooler or a newer building near the I-16 corridor, filling up with workers from the warehouses and the Metaplant. If it is still finishing its lease-up, a bridge loan can carry it until the rent roll is ready. If it is already stabilized, a long-term loan can lock it in.
You do not need a polished package to start. A few lines through the contact form with the address, the unit count, and what you want the loan to do is enough for us to tell you whether it is worth a real conversation. If you have a rent roll and operating statement handy, send those too.
Yes. We review apartment and multifamily loans across the state, including metro Atlanta, Savannah, Augusta, Athens, Macon, and Columbus. If the building is in Georgia, we are happy to look at it.
Most of the apartment loans we review in Georgia run from $1 million to $30 million and up, on buildings from 5 units to more than 300.
Yes. We review retail, office, medical office, warehouse, self storage, mixed use, daycare, automotive, light industrial, and assisted living property across Georgia for purchases, refinances, and cash out.
Yes. Interest-only payments for up to the full term are available on stabilized apartment buildings, and they are often paired with a cash out refinance so the owner keeps more of the building's monthly income.
Our programs go up to 75% LTV on a refinance. The building's income still has to support the new payment, so the real answer depends on the rent roll, the expenses, and what the building is worth today.
Often, yes. In Georgia we use full-documentation programs that add back depreciation and look past cost segregation losses, so an owner with strong buildings and healthy cash flow is not held back by good tax planning.
Often, yes. We start with the rent tenants are actually paying after concessions. If the building is close to stabilized, a long-term loan may work today. If not, a bridge loan can carry it until the free rent burns off.
Yes. We review DSCR loans on 1 to 4 unit rentals statewide, from an Atlanta duplex to a fourplex in Savannah.
Send the address, the unit count, and what you want the loan to accomplish. We will take a look and tell you how we would approach it.
Send the numbers