Hard Money
Residential Hard Money in Decatur, GA
What is a Residential Hard Money? Residential Hard Money is a specialized mortgage solution offered by CMRE for real estate financing. This program provides tailored terms, flexible underwriting, and expedited closing timelines to meet the unique needs of property buyers and investors in Decatur, GA.
Custom Mortgage arranges Residential Hard Money financing in Decatur, GA and across DeKalb County. DeKalb County's 2026 FHFA conforming loan limit is $832,750 for a one-unit home and $1,601,750 for four units. Census ACS 2024 data puts the median owner-occupied home value in DeKalb County at $357,800, $474,950 below that one-unit limit.
Median household income there is $80,644 and 59% of homes are owner-occupied (Census ACS 2024).
Key Facts About Residential Hard Money
CMRE hard money loans fund in as fast as 7 business days.
Hard money loans from CMRE require 20-35% down payment.
CMRE hard money programs accept properties that conventional lenders decline.
CMRE hard money loans cover fix-and-flip, bridge, and ground-up construction.
CMRE Residential Hard Money funds in as few as 7 business days.
CMRE Residential Hard Money is asset-based — property value drives qualification.
CMRE Residential Hard Money LTV ranges from 65% to 90% ARV.
Program Benefits
Fast Funding: Close deals quickly with our streamlined approval process.
Flexible Terms: Tailored loan structures to meet your specific investment needs.
Rehab and Renovation Funding: Ideal for fix-and-flip projects and property improvements.
Minimal Documentation: Less paperwork than traditional mortgage options.
Higher Loan-to-Value: Access up to 70% LTV for your projects.
Available for borrowers with credit scores as low as 600.
Program Highlights
Max LTV
70%
Min Credit Score
600
Max DTI
55%
Loan Amount Range
$50K - $5M
Amortization Options
Eligible Properties
- Single Family
- Multi-Family
- Townhouses
- Condos
Program Requirements
Income Documentation
- •Demonstrated ability to repay the loan.
- •Proof of income or alternative repayment strategy.
- •Debt-to-income ratio assessment.
Asset Verification
- •Sufficient equity or down payment.
- •Liquid assets to cover closing costs and reserves.
- •Verification of asset ownership.
Insurance & Title
- •Hazard insurance policy covering the property.
- •Liability insurance as required.
- •Proof of insurance coverage.
Property Requirements
- •Minimum FICO score of 600.
- •Review of credit history for past delinquencies.
- •Explanation for any major credit issues.
Residential Hard Money in Decatur: The Complete Guide
What Is Residential Hard Money?
Hard money loans are short-term financing options secured by real estate. They are often used by investors and developers who need quick access to capital for projects like fix-and-flips, renovations, or bridge financing. Unlike traditional mortgages, hard money lenders focus more on the asset's value than the borrower's creditworthiness.
Who Uses Residential Hard Money?
- •Fix-and-flip investors needing fast acquisition and rehab capital.
- •Bridge borrowers financing between a sale and a purchase.
- •Auction buyers needing proof of funds and rapid closing.
- •Property owners facing foreclosure who need emergency refinancing.
- •Investors purchasing non-conforming properties traditional lenders won't finance.
Residential Hard Money Terms and Structure
- •LTV: 65%-80% as-is value or 70%-90% ARV for fix-and-flip.
- •Terms: 6 months to 3 years — designed as short-term bridge.
- •Interest rates depend on LTV, condition, borrower experience.
- •Interest-only payments standard. Exit strategy required.
- •CMRE funds in as few as 7 business days.
Get Residential Hard Money from CMRE
- •Step 1: Submit property details — address, price, value estimate, scope of work.
- •Step 2: CMRE issues term sheet within 24-48 hours.
- •Step 3: Appraisal or BPO — fast-track available.
- •Step 4: Underwriting on property value and exit strategy.
- •Step 5: Funding in as few as 7 business days.
Residential Hard Money Comparison: Hard Money vs Bridge vs DSCR vs Conventional
- •Hard money loans (7-14 days closing, 9%-14% rates, 65%-90% LTV) are fastest but most expensive. Bridge loans offer slightly longer terms (6-24 months) at similar rates. DSCR loans provide permanent financing (30-year terms, 7%-9% rates) for stabilized rentals.
- •CMRE strategy: use Residential Hard Money for acquisition speed, then refinance into DSCR or conventional once the property is stabilized. This "acquire-rehab-refinance" cycle is the foundation of scalable real estate investing.
- •For fix-and-flip investors, CMRE provides rehab draw schedules that release renovation funds in stages as work is completed. This minimizes interest costs by funding only what's needed at each project milestone.
- •Experienced investors with 5+ completed projects may qualify for CMRE's preferred borrower rates (1-2% lower) and higher LTV allowances. CMRE tracks borrower performance and rewards consistent execution.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in DeKalb County
$1,683/mo
Based on $310,505 median · 20% down · P&I only
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in DeKalb County
$2,173/mo
Based on $310,505 median · 20% down · P&I only
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FYunavailable (bundled); Census ACS 2024 (bundled).
DeKalb County at a glance
- Conforming loan limit (1 unit)
- $832,750
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $1,601,750
- Source: FHFA, 2026
- Median owner-occupied home value
- $357,800
- Source: Census ACS 5-year, 2024
- Median household income
- $80,644
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 59%
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 4.4
- Source: Census ACS 5-year (computed), 2024
Market Snapshot: DeKalb County
Source: Redfin · 2026-01-31Median Sale Price
$310,505
Median List Price
$349,250
Price / Sq Ft
$172.72
Days on Market
76
Active Listings
2,686
Homes Sold
460
Sale-to-List Ratio
96.9%
2026 Conforming Loan Limits: DEKALB
1-Unit (SFR)
$832,750
2-Unit (Duplex)
$1,066,250
3-Unit (Triplex)
$1,288,800
4-Unit (Fourplex)
$1,601,750
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
Residential Hard Money in Decatur, GA
DeKalb County is generating the most contrarian data point in our Georgia coverage: prices are up 1.6% year-over-year to a median of $310,505, while nearly every surrounding Atlanta-area county is flat or negative. That positive momentum reflects genuine value recognition — DeKalb is the most affordable county with direct MARTA access, which matters increasingly to transit-oriented buyers and investors. With 2,686 active listings and a 76-day median days on market, the market has reasonable depth without oversupply.
The renovation investment case is strong in DeKalb. Neighborhoods like Decatur, Tucker, and Stone Mountain have significant housing stock from the 1960s-1980s that is being systematically upgraded by owner-occupants and investors alike. FHA 203k renovation loans are among the highest-volume products we originate in DeKalb — the program allows buyers to finance both acquisition and renovation costs in a single loan, which is structurally well-suited to the county's older inventory profile.
DeKalb County's buyer mix includes young professionals priced out of Fulton County's core, first-time buyers attracted by relative affordability, and investors executing BRRRR strategies on older inventory. The county's significant higher-education presence — Emory University, Georgia State University Perimeter College, and Agnes Scott College — generates a steady pipeline of faculty and administrative employee buyers. FHA and DPA loan programs are proportionally more active here than in neighboring Cobb or Fulton.
Use FHA 203k to finance acquisition and renovation in one close — DeKalb's older housing stock and relative affordability make it one of the strongest renovation lending markets in metro Atlanta.
Service Areas & Neighborhoods
Our Decatur Presence
Local Knowledge. Global Rates.
3344 Peachtree Rd
Atlanta, GA 30326
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
Get Your Numbers
Quick quote or detailed payment estimate — no credit pull
Quote Wizard
AI-Powered Rate Intelligence
Step 1: Loan Foundation
Mortgage Estimator
Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
Principal & Interest Only
Common Questions About Residential Hard Money in Decatur
The latest available national 30-year fixed observation was 7.18% (Freddie Mac PMMS, week of 11/5/2026). Residential Hard Money rates in Decatur vary by loan amount, LTV, and credit profile — CMRE can issue a pre-approval within 24 hours of a complete application.
Timelines depend on the program, appraisal, and title: conventional purchases typically close in 14–21 days, and hard money loans can fund in as few as 7 business days. The DeKalb County market has seen home prices rise 1.6% year-over-year — having a fully underwritten approval before you write an offer is critical in this competitive environment.
CMRE funds hard money and bridge loans in Decatur in as fast as 7 business days. Experienced investors in DeKalb County with strong equity positions may qualify for expedited underwriting.
Residential Hard Money from CMRE in Decatur typically requires 65-80% LTV depending on property type and borrower experience. Fix-and-flip investors in DeKalb County may access higher leverage with track record documentation.
See all Residential Hard Money questions and program details
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Success stories from families and investors across the nation who achieved their goals with CMRE.
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