Mortgage Lenders in Georgia

It may be helpful to compare both standard and bank statement loan options. Your Fairway loan officer can review how you earn income, evaluate your financial profile and help identify the financing option that may best fit your needs.

Yes. Bank statement loans are generally categorized as non-qualified mortgages, or non-QM loans.

Not necessarily. Some bank statement loan programs may allow eligible borrowers to qualify without using tax returns to document income. Other documentation may still be required, depending on the program and your financial situation.

Credit requirements vary by loan program and may also depend on factors such as the property, down payment, available reserves, and your overall financial profile.

A standard mortgage typically verifies income using documents such as pay stubs, W-2s, and tax returns. A bank statement loan may use eligible deposits shown on your personal or business bank statements to help calculate qualifying income.

Depending on the program, you may be able to use eligible personal or business bank statements.

The number of months required varies by loan program. Your Fairway loan officer can explain the documentation requirements for your specific situation.

FHA and VA loans are generally designed for homes you intend to occupy as your primary residence, rather than properties purchased solely as rentals. Depending on the program, financing a multi-unit primary residence and renting the additional units may be possible.

Some investment property loan programs may require you to have additional funds available after closing.

More than you might think. The number of properties you can finance depends on the loan program, your qualifications, and your existing financed properties.

Yes, conventional financing may be available for eligible investment properties.

The primary difference is how you plan to use the property. A second home is generally intended for your own use, while an investment property is purchased primarily for investment purposes, such as renting it to tenants.

Rental income may be considered with some investment property loan programs. How that income is evaluated depends on the loan and your individual circumstances.

Down payment requirements vary based on the loan program, property type, occupancy, and your qualifications.

Nothing. Home Investor Advantage is what we call DSCR loans at Fairway.

Yes. Fairway currently has DSCR options that allow eligible investment properties to be vested in an LLC. Specific LLC and business-purpose requirements can vary by program.

Requirements vary based on the loan program and factors such as loan amount, property type and transaction.

The biggest difference is how you qualify. Traditional financing generally considers the borrower’s personal income and financial profile, while a DSCR loan focuses primarily on the investment property’s ability to generate enough rental income to cover its debt obligations.

Yes, eligible short-term rentals, including properties using rental platforms, may qualify. Requirements vary by program, and some options place additional restrictions on short-term rental income or investor experience.

It depends on the loan program and your specific scenario. Fairway currently offers DSCR options with minimum ratios ranging from 0.75 to 1.25. A ratio of 1.00 means the property generates enough qualifying rental income to cover its applicable debt obligations.

A DSCR loan focuses primarily on the rental income generated by the investment property rather than your personal income. Because qualification is based on the property’s cash flow, traditional income documentation such as tax returns, W-2s and pay stubs may not be required.

Not always. Some states restrict home equity lending.

Your home secures the loan, so missing payments could put it at risk. Borrow only what you can comfortably repay.

Yes. Your first mortgage stays in place, and you make a separate payment on the home equity loan.

No. A home equity loan pays you once, up front. A home equity line of credit lets you draw as needed. Ask your loan officer which is offered where you live.

It depends on your home's value and how much you still owe.

Credit score requirements vary by loan program and the amount you’re looking to borrow.

A home equity loan adds a second loan and leaves your mortgage alone. A cash-out refinance replaces your mortgage with a new, larger loan at a different rate.

Your local Fairway loan officer will contact you, ask about your goals, and walk you through your options. All without any commitment.

It depends on the type of loan. Your loan officer will review your credit and show you which options fit.

Some programs require you to complete a homebuying course, most often when it comes to getting down payment or closing cost assistance.

Yes. FHA loans are a common choice for first-time buyers, especially with a smaller down payment or credit that's still building.

The loan is your mortgage. Down payment assistance is extra help, like a grant or a second loan, that you pair with it.

It depends on the loan. Several options let you put down much less than many people expect, and assistance programs can help with the rest.

Many programs consider you a first-time buyer if you haven't owned a home in the past three years.

You may be able to refinance later, subject to your qualifications, market conditions, and the refinance program’s requirements.

No. Being a doctor does not require you to use a physician loan.

No. A physician loan is a specialized mortgage program for eligible medical professionals, while a conventional loan is a mortgage that is not insured or guaranteed by a government agency and follows established lending guidelines.

Not necessarily. Some programs may allow an eligible borrower to qualify before beginning residency or a new position using an acceptable signed employment contract.

Many physician loan programs offer lower-down-payment options.

Physician loan programs often evaluate student loan payments differently and allow you to qualify more easily than other mortgage options.

Eligibility varies by program. Residents, fellows, practicing physicians, and certain other medical professionals may qualify based on factors such as their profession, credentials, employment, income, credit profile, property, and loan amount.

Builders working on financed construction projects may need to meet program and lender requirements. Connect with a Fairway loan officer or construction team to learn about the requirements and approval process for your project.

With a one-time close construction loan, construction and permanent financing are part of the same loan. Once construction is complete and applicable requirements are satisfied, the loan moves into its permanent financing phase.

Yes. Site-built, modular, and eligible manufactured homes can qualify. Manufactured homes need a permanent foundation and must meet property guidelines.

Yes, construction financing may be available if you already own the land where you plan to build. How the land is treated as part of your financing will depend on the loan.

Some construction-related soft costs, like permits or design fees, may be eligible for financing, depending on the loan program and project.

Changes can happen during construction. If a change affects the cost or scope of your project, talk with your loan officer and builder before moving forward to determine how it may affect your financing.

The number of draws depends on your construction plan and the needs of your project. Funds are released in stages as construction progresses rather than all at once.

Yes. If your current loan is above your county's limit, a jumbo refinance can change your term or take cash out.

A super jumbo loan is an industry term generally used for a mortgage with a loan amount well above the standard conforming loan limit and beyond what a lender considers its regular jumbo range. Unlike the conforming loan limit, there isn’t one universal dollar amount where a jumbo loan officially becomes “super jumbo.”

Yes. A jumbo adjustable-rate mortgage can lower your starting payment if you expect to move or refinance within a few years.

Jumbos usually require stronger credit, higher income, and a larger down payment.

Sometimes that's the better move, and sometimes keeping cash in the bank is. We can compare both for you.

It depends on the home and the program. A home you'll live in usually needs less down than a second home or rental.

The FHFA sets the standard loan limit for each county every year. Any loan above it is considered a jumbo loan.

Yes. FHA, VA, USDA, and conventional loans can all come with a fixed rate. Your loan officer will help you choose the loan first, then the term.

Yes. Fixed-rate financing is available for eligible second homes and investment properties.

Yes. You can refinance later to help you reach your financial goals, like saving with a lower rate or paying your mortgage off early with a shorter term.

Your principal and interest stay the same. If your property taxes or homeowners insurance change, the part of your payment that covers them can change too.

Early-payment terms and any applicable restrictions depend on the specific loan. Review the loan documents and speak with a loan officer for details about your financing option.

Available terms vary by loan program. A loan officer can help you review eligible options and compare how different terms may affect your monthly payment and financial goals.

The big plus is predictability: your principal and interest payment never changes. The trade-off is that an adjustable rate starts lower and could reduce further if interest rates drop, while a fixed rate won't drop on its own.

That depends on the scope of your renovation and whether the home can be occupied safely while work is underway.

Yes. Repairs must be done by a licensed contractor and be a permanent part of the home.

Yes. A renovation loan can refinance your current mortgage and fund your repairs and upgrades in the same loan.

The Limited 203(k) covers smaller, non-structural updates like new flooring or cabinets. The Standard 203(k) handles larger projects, structural work and added square footage.

Yes, we offer VA renovation financing.

It can be a good option if you want to finance improvements rather than pay for the entire project out of pocket. The right choice depends on your project, budget, property and financial goals.

A renovation loan helps finance eligible repairs or improvements to a home. Depending on the program, it may be used when buying a home or renovating one you already own.

Requirements vary by loan program and your financial situation. Your loan officer can review your current mortgage, finances, and property to determine which refinance option makes the most sense for you.

A rate-and-term refinance changes the terms of your mortgage without taking significant cash out, while a cash-out refinance lets you tap into the equity you’ve built in your home.

No. A refinance replaces your current mortgage with a new one, while a home equity loan is a separate loan that lets you borrow against your home’s equity.

How soon you can refinance an FHA loan into a conventional loan depends on your eligibility, financial profile and the requirements of the new loan.

Yes. Depending on your situation, you may have options to refinance your existing FHA loan. A loan officer can help you compare available refinance programs and find the right fit for your goals.

It depends on your current loan, the terms available to you, and your financial goals. A loan officer can help you compare your options.

Refinancing may make sense when a new loan could better fit your financial goals, whether that means pursuing a lower rate or payment, changing your loan term, or accessing home equity.

It depends on your credit, savings and plans. Conventional often fits stronger credit and more savings; FHA can fit when either is still building.

It means the loan isn’t insured or guaranteed by a government agency like the FHA, VA or USDA. It doesn’t mean there’s no mortgage insurance.

Timing depends on your loan and financial profile.

PMI may be removable once you meet certain equity and loan requirements.

Possibly. Owing taxes doesn't automatically mean conventional financing is off the table.

Beyond credit, qualifying for a conventional loan depends on your overall financial profile, including factors such as income, debt, and down payment. Requirements vary by loan program and property type.

Yes. Conventional loans offer a variety of down payment options, so you may be able to buy a home with a smaller down payment than you expected.

Not if you qualify. A USDA loan can cover the full appraised value of the home, and gift funds can help with what’s due at closing.

It depends on your county and household size. USDA sets the limits by area, so a family over the limit in one county may qualify in another.

USDA keeps a map of eligible areas, and many suburbs and small towns qualify, not just farmland. Your loan officer can check any address for you.

Yes. A USDA Streamline Refinance can replace an existing USDA loan with less paperwork, and you can refinance into another loan type if you qualify.

Not mortgage insurance, but USDA loans carry a guarantee fee that does a similar job. Part is paid at closing and part monthly.

Households with income at or under the USDA limit for their county, buying a home they’ll live in, who meet USDA’s residency and credit guidelines.

The home must be in a USDA-eligible area, be your primary residence, and meet USDA’s property standards. Your loan officer can check an address before you make an offer.

Yes. VA loans cover a range of homes, including townhomes and VA-approved condos, as long as the home will be your primary residence.

The VA doesn't set a minimum score, but lenders do, and Fairway has its own guidelines. Your loan officer can tell you where you stand before you apply.

Yes, borrowers can use a VA construction loan to finance the construction of a new primary residence along with the land.

Yes. You may be able to use your VA home loan benefit more than once, depending on your available entitlement and the status of any existing or previous VA loan. A loan officer can help review your eligibility and available options.

Entitlement is the amount the VA will guarantee on your loan. With full entitlement, you can often buy with no down payment. If part of it is tied up in another VA loan, you may need some money down.

It's the VA's record that you qualify for the benefit, based on your service. It also shows whether you have full or partial entitlement. Your loan officer can request it when you're ready.

No. VA loans don't have private mortgage insurance, even with no down payment. Most borrowers pay a one-time VA funding fee instead, unless they're exempt.

Assistance comes as a grant or a second loan. Grants typically don’t need to be repaid. Second loans may be forgiven over time, deferred until you sell or refinance, or repaid monthly. Each program sets its own terms.

Programs are run by states, counties, cities and nonprofits, so what’s available depends on where you buy. Your local Fairway loan officer checks the programs for your area. You can also browse programs by state in our down payment assistance guide.