Georgia is known for its peaches — there’s a reason it’s called the Peach State! But here’s a surprise: Georgia actually ranks third in the nation for peach production, behind California and South Carolina. Still, the state offers plenty of reasons to take a closer look, especially for foreign nationals interested in U.S. real estate. Yet navigating the Georgia real estate market from abroad comes with challenges, from securing financing to understanding complex regulations. The right support and a trusted lender can make all the difference.
Here’s Waltz’s guide to investing in Georgia real estate. Keep reading to learn everything you need to get started with confidence.
We are providing the following discussion to you for informational purposes only. All investments, including real estate, involve risk, and we encourage you to invest carefully. The information in this article is not intended to replace or serve as a substitute for any legal, real estate, tax, or other professional advice or service. You should consult with a professional in the respective legal, tax, accounting, real estate, or other professional area before making any decisions or entering into any contracts relating to a rental property.
As a real estate investor, debt-service-coverage-ratio (DSCR) loans may be an appealing loan option.
DSCR loans work differently than traditional loans. DSCR loans are based on the income potential of the property itself, not your personal income or credit score. As long as you meet specific financial and legal requirements, you can invest in U.S. real estate. This makes it possible to purchase rental properties in Georgia, even as a foreign investor.
DSCR loans offer customized solutions to make investing easier for you. Here are the main benefits:
If you want to invest in the growing Georgia real estate market, you might be an ideal candidate for a DSCR loan. Explore our variety of DSCR loans to take the next step in financing your property investments with confidence.
Start the application process here.
If you're looking into real estate investment loans in Georgia, know that each lender has their own set of rules and requirements. With that said, there are some common standards most lenders follow:
Most Lenders: Income earned within the U.S. is typically easier for lenders to verify, as they are more familiar with local income sources. As a result, U.S.-based earnings are usually less scrutinized compared to foreign income. Unfortunately, if your income comes from outside the U.S., some lenders may be hesitant to approve your loan.
Waltz: We specialize in foreign national loans and know that income documentation can vary depending on where you’re from. We review documentation from your home country to qualify you, not just the U.S.-based sources. Our goal is to simplify the process, making it easier to achieve approval.
Most Lenders: It’s common for most lenders to ask that you pay at least 30-50% of the loan amount in a down payment. Lenders may also require you to maintain and show a certain percentage of the loaned amount as a reserve in your bank account.
They do this to account for situations where the property is vacant or needs maintenance and repairs. This standard practice often becomes a deterrence when going for financing options.
Waltz: The required down payment for our loans can vary depending on the buyer. We assess each situation individually, which means some buyers may qualify for a down payment as low as 25%, though 30% is typically the standard. In certain cases, we may also waive the reserve requirements based on specific factors on an individual basis.
Most Lenders: Typically, lenders will ask for your passport and visa. For loans on investment properties, they often require the loan to be made to a U.S.-based LLC, with you as the personal guarantor. In such cases, they may also ask for the LLC's operating agreement.
Waltz: Establishing proof of identity (KYC) is a standard practice for investment loans. To verify your identity, all we require is a valid passport, which can be from your home country. If you don’t yet have an LLC, we can assist you in setting one up. With our Investor Toolkit, you'll receive an LLC along with an Employer Identification Number (EIN)—and it’s ready in just minutes!
Most lenders: Credit scores are a key factor when applying for a loan. While some lenders may accept scores as low as 640, the real challenge for international borrowers is the reliance on FICO scores. If you don’t have a U.S. credit history, which is common for many foreign borrowers, lenders can be hesitant to approve your loan. Even if your credit score is solid in your home country, the lack of a U.S. credit history can be a major barrier.
Waltz: We recognize that as a non-U.S. citizen, you may not have a U.S. credit score. That’s why we don’t require one for foreign national applicants. Instead, we evaluate your creditworthiness by reviewing your credit history from your home country.
Learn more about how international real estate investors find success with Waltz.
Picking the right type of property is key to earning steady rental income and getting the most out of your investment. Some properties bring in more money than others and have higher demand from renters. Lenders may also have different rules depending on the type of property, which can affect how much work and upkeep is needed. Choosing wisely helps you reduce risk, stay on track with your goals, and keep your investment portfolio strong. Here are the property types that Georgia has to offer:
A thriving economy, tax incentives, and population growth: there are many compelling reasons to buy investment property in Georgia. Here are a few key advantages of purchasing a rental in this state:
As Georgia’s capital and largest city, Atlanta offers a dynamic real estate market that is very favorable to foreign national real estate investors. Over half (55%) of Atlanta households are renters, and all of the most in-demand neighborhoods fetch a monthly rent price of over $2,100. Atlanta is also a popular tourist destination and is home to the High Museum of Art, the Alliance Theatre, and the Atlanta Symphony Orchestra.
Savannah is renowned for its historic allure, stunning architecture, and thriving tourism industry. In recent years, rental prices in Savannah experienced a significant surge, climbing nearly 25% in 2021. While the market has seen a slight cooling in recent times, the enduring appeal of Savannah's lifestyle continues to drive strong demand for housing. Well-known art school Savannah College of Art and Design (SCAD) is also here, adding a sizable student population to your tenant pool.
Home to the Masters Tournament (any golf fans out there?), Augusta University, and a growing medical district, Augusta, Georgia, offers a strong economy and a desirable quality of life. The metro area has grown by over 25,000 people in five years, with another 26,000 expected in the next five. Additionally, $6 billion in economic development projects has been poured into the city over the past seven years, signaling long-term potential.
Athens boasts a vibrant college town atmosphere thanks to the University of Georgia nearby. About 59% of homes in Athens are rented, showing there is a steady need for rental properties. Athens is also one of the top five places in the U.S. for Gen Z to move to, a group currently in their prime renting years.
Georgia offers many attractive options for real estate investment. However, like any state, there are specific factors to consider.
Refinancing your Georgia investment property means replacing your current mortgage with a new one so you’re able to access your property’s equity and fund new investments. Waltz makes this process smoother with clear, reliable support tailored for Georgia real estate investors. Our team helps you move forward with confidence and improve your overall investment strategy. For foreign nationals, the refinancing process usually includes:
Rate-and-term refinancing provides the opportunity to adjust the terms of your current mortgage, potentially securing a more favorable deal on your home loan. However, keep in mind that even if you refinance at a lower interest rate, your overall finance charges could end up being higher over the life of the loan.
Cash-out refinancing allows you to access the equity in your property. This gives you the power to borrow more than the current mortgage balance, based on the original equity. The additional funds can be used for various purposes, including home improvements, debt consolidation, or a down payment on another property. This provides cash at closing and opens up new investment opportunities.
Learn more about refinancing.
Waltz is committed to assisting foreign nationals in building a successful real estate portfolio in Georgia. Our expertise in foreign national mortgages and deep understanding of the Georgia market provide a solid foundation for your investment journey.
Securing a DSCR mortgage as a non-U.S. resident in Georgia might seem challenging, but with Waltz, it’s easier than you think. Just follow these seven steps:
1. Find a profitable investment
Start by identifying a property with strong rental potential. Focus on areas in Georgia that meet your criteria.
2. Gather essential documents
Prepare key documents like a valid passport, proof of income (such as foreign bank statements or business financials), and property details. Lenders may also ask for proof of assets or a credit report from your home country.
3. Select a lender experienced with foreign nationals
Look for a lender who understands the needs of foreign investors. They should be familiar with challenges like verifying foreign income and handling the lack of a U.S. credit history. Waltz specializes in foreign national loans and can guide you through this process.
4. Set up an LLC and U.S. bank account2
Most lenders will require you to form an LLC in the U.S. to qualify for a DSCR loan. You’ll also need a U.S. bank account for financial transactions. If you don’t have an Employer Identification Number (EIN) yet, setting up both can take time. However, with our Investor Toolkit, you can instantly establish an LLC and U.S. bank account—saving you from months of waiting.
5. Submit your loan application
Before submitting your loan application, it's helpful to speak with an account executive who can answer any questions and guide you through the process. They’ll help streamline the application, ensuring you have all the necessary property details, financial documents, and proof of the property’s income potential. Once you've gathered everything, submitting your application should be quick and straightforward!
6. Perform due diligence
This step includes inspecting the property, getting an appraisal, and fulfilling any additional document requests from the lender to verify the property’s condition and value. You’ll also want to review your term sheet!
7. Complete the purchase process
Once due diligence is done and your loan is approved, it's time to finalize the transaction. Sign the required paperwork—if you're outside the U.S., this can sometimes be done virtually. Finally, transfer the funds to close the deal, and you'll own a rental property in Georgia!
Have a property in mind? Get started today!
