BRRRR Georgia: Worked Examples & Calculator Guide (2026)

guidesAug 14, 20267 min read1,582 wordsWritten by Alex Petrov

BRRRR in Georgia works best in Augusta and smaller markets where purchase prices sit 40–50% below after-repair value. A $95K Augusta SFR rehabbed for $28K can appraise at $170K — returning 96% of your capital on refinance. Georgia’s low property tax (0.79%) keeps holding costs manageable during rehab, and the strong military tenant base near Fort Eisenhower fills units fast. Use the Georgia BRRRR calculator to model the full Buy → Rehab → Rent → Refinance → Repeat cycle.

Why Georgia Works for BRRRR

Low property tax during the hold. Georgia’s 0.79% effective rate per Tax Foundation means your holding costs during rehab are lower than in Texas (1.40%) or Ohio (1.36%). On a $95K purchase, Georgia property tax costs $63/month vs $111 in Texas — saving $144 over a 3-month rehab.

Affordable entry points outside Atlanta. Augusta SFRs in the $80K–$120K range are realistic BRRRR candidates. After $25K–$35K rehab, they appraise at $150K–$180K. That 40–50% spread between all-in cost and ARV is where BRRRR value is created. Atlanta pricing ($400K) makes BRRRR extremely difficult.

Military and university tenant demand. Augusta (Fort Eisenhower, Army Cyber Command) and Athens (University of Georgia) provide stable tenant pools that fill rehabbed units quickly. Faster lease-up = less vacancy between rehab and refinance = lower total holding costs.

Moderate insurance. Georgia insurance averages $2,100/year — half of Florida ($4,500). Lower insurance means better NOI after refinance and a better DSCR ratio for the cash-out refi. Check rates at Georgia Office of Insurance.

BRRRR Worked Example: Augusta SFR — $95,000

Buy: 3-bed/1-bath in Augusta near Fort Eisenhower. Purchase: $95,000 (cash or hard money).
Rehab: $28,000 — kitchen, bath, flooring, paint, HVAC service. Timeline: 3 months.
Rent: $1,200/month after rehab.
Refinance: Appraised at $170,000. Cash-out refi at 75% LTV.
Repeat: Recover capital for next deal.

Phase 1: Acquisition + Rehab

Cost	Amount	Notes
Purchase price	$95,000	Cash or hard money
Closing costs (3%)	$2,850	Includes attorney ($900) + intangible tax ($285)
Rehab budget	$28,000	Kitchen, bath, flooring, paint, HVAC
Holding costs (3 months)	$3,762	See breakdown below
Total cash invested	$129,612

Holding Costs During Rehab

Monthly Cost	Amount	Basis
Hard money interest	$950	$95K × 12% ÷ 12
Property tax	$79	$95K × 1.0% ÷ 12 (Richmond County)
Insurance	$150	Builder’s risk / vacant dwelling
Utilities	$75	Electric, water during rehab
Total monthly	$1,254	× 3 months = $3,762

Georgia’s low property tax saves $48/month vs Texas ($158/mo on the same $95K) during the hold. Over 3 months, that is $144 saved. Model holding costs in the hard money loan calculator. For rehab budgeting, use the rehab cost estimator.

Phase 2: Rent

Monthly rent: $1,200
Gross annual: $14,400
Vacancy (8%): −$1,152
EGI: $13,248

Expenses:
  Property tax (1.0% of ARV $170K): $1,700
  Insurance: $1,700
  Maintenance (8%): $1,152
  PM (10%): $1,325
Total expenses: $5,877

NOI: $7,371

Cross-check NOI in the NOI calculator. For the full rental analysis, use the Georgia rental property calculator.

Phase 3: Refinance

ARV (appraised): $170,000
Cash-out refi at 75% LTV: $127,500
Refi closing costs (2%): $2,550
Intangible tax (0.3%): $383
Net cash received: $124,567

Cash invested: $129,612
Cash recovered: $124,567
Cash left in deal: $5,045
Capital return: 96%

96% capital return. You recover $124,567 of your $129,612 investment — leaving only $5,045 in the deal. That $124K funds the next BRRRR purchase. Georgia’s intangible tax (0.3% of new mortgage = $383) is a cost that Texas and Ohio don’t have, but it’s small relative to the capital recovery. Check LTV in the LTV calculator.

Phase 4: Post-Refi Cash Flow

New loan: $127,500 at 7.0%, 30 years
Monthly P&I: $848
Annual debt service: $10,176

Annual cash flow: $7,371 − $10,176 = −$2,805
Monthly cash flow: −$234

Cash flow: −$234/month. The property is negative after refinance at 7% — typical for BRRRR deals in the current rate environment. The value is not in monthly cash flow but in capital recycling: you recovered $124K to deploy into the next deal while building equity in a property worth $170K.

To make this cash-flow positive post-refi: either rent must reach $1,450/month (+$250), or rates must drop to 5.5% on a future refinance. At 5.5%, monthly P&I drops to $724 and cash flow turns positive at $56/month. Run scenarios in the Georgia BRRRR calculator.

Best Georgia Markets for BRRRR

Metro	Purchase Range	Rehab	ARV Range	Rent	BRRRR Viability
Augusta	$80K–$120K	$25K–$35K	$150K–$180K	$1,100–$1,300	Best — widest spreads, military tenants
Athens	$120K–$180K	$20K–$35K	$200K–$260K	$1,200–$1,500	Good — student demand, fast lease-up
Savannah	$150K–$220K	$30K–$50K	$250K–$340K	$1,400–$1,700	Moderate — coastal insurance eats margins
Atlanta	$200K–$300K	$40K–$60K	$320K–$420K	$1,500–$1,800	Difficult — prices too high for BRRRR

Augusta dominates because the spread between purchase+rehab ($120K–$155K) and ARV ($150K–$180K) is wide enough for the 75% LTV cash-out to return most capital. Atlanta’s spread ($260K–$360K all-in vs $320K–$420K ARV) is too tight — the 75% refi only returns 55–65% of capital. For ARV estimation, use the ARV calculator and read the ARV guide.

Georgia BRRRR Risks

1. Attorney Closing Costs on Every Transaction

Impact: Georgia requires an attorney at closing — $800–$1,500 on the purchase AND on the refinance. That is $1,600–$3,000 in attorney fees per BRRRR cycle. Texas and Ohio don’t have this cost.

Mitigation: Find an investor-friendly closing attorney who offers volume discounts. Some Georgia attorneys charge $600–$800 for repeat clients. Budget it in the Georgia closing costs calculator.

2. Intangible Tax on Refinance

Impact: 0.3% intangible tax applies to the new mortgage at refinance. On a $127,500 loan = $383. This tax hits on every refinance — if you do a BRRRR and then rate-and-term refi later, you pay it again.

Mitigation: Factor it into your capital return calculation. It reduces your effective return by 0.3% of the refi loan amount.

3. Appraisal Risk in Smaller Markets

Impact: Augusta and Athens have fewer comps than Atlanta. If the appraiser values your rehab at $155K instead of $170K, your 75% LTV refi drops from $127,500 to $116,250 — you leave $11K more in the deal.

Mitigation: Get a BPO (broker price opinion) before committing to rehab scope. Pull 3 recent comps within 0.5 miles that support your ARV target.

4. Savannah Coastal Insurance

Impact: Savannah insurance runs $2,800/year — 33% higher than inland Georgia. On a BRRRR deal, higher insurance reduces post-refi NOI and makes the negative cash flow worse.

Mitigation: Run the numbers with actual Savannah insurance quotes before committing. The Georgia BRRRR calculator lets you input actual insurance amounts.

5. 4.99% State Income Tax on Gains

Impact: If you sell a BRRRR property (instead of holding), Georgia’s 4.99% state income tax applies to capital gains on top of federal tax. Texas and Florida have 0% state income tax on gains.

Mitigation: Hold long-term (BRRRR is a buy-and-hold strategy anyway). If you do sell, consider a 1031 exchange to defer both federal and state capital gains. Read the capital gains tax avoidance guide.

Frequently Asked Questions

Does BRRRR work in Georgia in 2026?

Yes, but primarily in Augusta and Athens. At 7% refinance rates, post-refi cash flow is typically negative ($100–$300/month). The value is in capital recycling — a $95K Augusta SFR returns 96% of invested capital on refinance. Atlanta pricing makes BRRRR extremely difficult. Use the Georgia BRRRR calculator to model your specific deal.

How much cash do I need to start BRRRR in Georgia?

What is a good ARV-to-cost ratio for Georgia BRRRR?

Is Augusta or Athens better for BRRRR in Georgia?

Does Georgia’s intangible tax apply to BRRRR refinances?

Can I use a DSCR loan for the BRRRR refinance in Georgia?

Related Georgia Tools

BRRRR Georgia Augusta SFR example — Augusta: $95K → $28K rehab → $170K ARV → 96% return

BRRRR Georgia best markets — Augusta best, Athens good, Savannah moderate, Atlanta difficult

BRRRR Georgia risks — Key risks: attorney costs, intangible tax, appraisal, insurance

Sources: Georgia DOR Property Tax · Georgia Office of Insurance · FRED Georgia Data