Savannah is not Atlanta with palm trees. Chatham County adds flood elevation, historic district constraints, and wind insurance line items that turn an $24K Augusta flip spread into an $8K coastal spread on the same rehab budget.
Hard money lenders in Savannah fund acquisitions where insurance math and seller speed matter — historic-adjacent bungalows, Pooler suburban growth, and STR-adjacent holds where tourism supports revenue — with eyes open on permanent debt qualification.
Coastal carry: insurance is the deal
Model annual insurance on a $280K–$320K dwelling:
- Savannah / Chatham coastal exposure: $4,500–$6,500+/yr
- Augusta inland comparable: $1,800–$2,400/yr
Hard money rates match statewide (8.9%–14% IO) — net exit does not.
Savannah investor lanes
Historic-adjacent bungalows. Premium rents and resale when renovation respects district constraints — longer permit path, higher finish cost.
Pooler / west Chatham suburban. Newer SFR, cosmetic flips to military and port-employment buyers — faster DOM, insurance still coastal-tier.
STR-adjacent (selective). Tourism revenue — verify STR ordinance and DSCR product eligibility before buying.
Programs
| Program | Savannah use |
|---|---|
| Hard money | Bridge + flood-aware rehab |
| Fix and flip | Resale with insurance in pro forma |
| DSCR | Long-term hold — model $400–$550/mo insurance |
Sister metros: Atlanta intown · Augusta inland.
Loan terms
| Parameter | Range |
|---|---|
| Rates | 9.5%–14% IO |
| LTC | Up to 90% |
| Close | 7–10 days |
Worked example: Pooler SFR flip (insurance-aware)
Buy: $268,000 — 2008 SFR, storm-rated roof recent.
Rehab: $34,000 cosmetic.
Insurance: $5,200/yr ($433/mo) — coastal band.
ARV / sale: $338,000 — net ~$14K after carry and costs.
Same scope in Augusta: ~$22K net — insurance delta explains the gap.
Worked example: Long-term hold → DSCR
Buy + rehab: $295,000 all-in on suburban duplex near port employment.
Gross rent: $2,750/mo.
NOI after $480/mo insurance: tight but clears 1.05 DSCR at 65% LTV — sponsor accepts lower leverage for coastal hold.
Port employment and tenant durability
Georgia Ports Authority and Gulfstream supply professional renters who sign 12-month leases — favorable for DSCR exit on suburban Pooler and Port Wentworth stock. Historic district-adjacent units attract young professionals willing to pay premium for walkability — but finish costs run higher when matching district character.
STR vs. LTR on Savannah permanent debt
Tybee Island and downtown-adjacent STR marketing is seductive. Standard DSCR underwrites long-term lease income. If your Savannah business plan requires nightly revenue, confirm permanent loan product before hard money acquisition — bridge and permanent are not interchangeable assumptions.
Rehab calendar: humidity and hurricanes
June–November hurricane season affects exterior scheduling and insurance binding. Close hard money in winter when possible, push interior mechanical first, and bind insurance with accurate wind mitigation documentation after roof work. A $55K rehab that slips 90 days on exterior paint costs $4K–$6K in extra carry at Savannah bridge rates.
Flood zone diligence
Verify FEMA zone before acquisition — hard money will close; DSCR refi will not fix bad flood math. Elevation certificates where required.
Savannah vs. Atlanta insurance stress test
On $300K dwelling replacement cost:
- Savannah coastal: $4,500–$6,500/yr
- Atlanta intown: $2,400–$3,200/yr
- Augusta: $2,000–$2,800/yr
Same $2,400/mo gross rent — Augusta DSCR wins, Savannah needs higher rent or lower LTV. Price that before you compete on acquisition.
Builder’s risk and coastal rehab
Savannah heavy rehab may require builder’s risk during vacancy — factor $800–$1,400 annual policy into carry. Coastal wind events delay exterior phases; hard money term should include post-storm inspection contingency without defaulting on maturity.
Pooler growth corridor
Pooler west of Savannah offers newer SFR (2005–2018) with cosmetic flip potential and port-employment tenants — insurance still coastal but flood zones often more favorable than downtown. Hard money competes on new subdivision estates with quick close.
FAQ
Historic district rehab?
Permit timelines longer — build carry for review boards.
STR for DSCR?
Product-specific — long-term lease is default path.
Hurricane exposure?
Wind tier and roof age drive premium — inspect before close.
Chatham County tax reassessment
Purchase triggers reassessment — DSCR files using seller’s tax bill understate expense. Pull Chatham County assessor estimate at contract stage. Historic district STR marketing fees (management, turnover, linens) do not belong in long-term DSCR expense line unless product explicitly allows STR income.
Savannah hard money sponsors should document exit in underwriting memo: flip resale, LTR DSCR, or STR sale to operator — bridge term and carry differ materially.
Skidaway and Isle of Hope premium coastal stock requires higher sponsor reserves — insurance quotes above $6,000/yr compress DSCR unless rents exceed $3,200 on renovated 3-bed.
Coastal rehab requires flood-aware scopes and insurance quotes before acquisition — Savannah hard money closes fast; permanent debt needs honest NOI.
Rates, terms and conditions offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.
Pre-Qualify for Savannah Hard Money · (833) 264-7776