{"id":861,"date":"2026-08-14T00:36:50","date_gmt":"2026-08-14T04:36:50","guid":{"rendered":"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/"},"modified":"2026-08-14T03:22:18","modified_gmt":"2026-08-14T07:22:18","slug":"brrrr-strategy-georgia","status":"publish","type":"post","link":"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/","title":{"rendered":"BRRRR Georgia: Worked Examples &#038; Calculator Guide (2026)"},"content":{"rendered":"<p><strong>BRRRR in Georgia<\/strong> works best in Augusta and smaller markets where purchase prices sit 40\u201350% below after-repair value. A $95K Augusta SFR rehabbed for $28K can appraise at $170K \u2014 returning 96% of your capital on refinance. Georgia&#8217;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 <a href=\"\/states\/georgia\/brrrr-calculator\">Georgia BRRRR calculator<\/a> to model the full Buy \u2192 Rehab \u2192 Rent \u2192 Refinance \u2192 Repeat cycle.<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_83 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Table of Contents<\/p>\n<p><span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav>\n<ul class='ez-toc-list ez-toc-list-level-1 ' >\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Why_Georgia_Works_for_BRRRR\" >Why Georgia Works for BRRRR<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#BRRRR_Worked_Example_Augusta_SFR_%E2%80%94_95000\" >BRRRR Worked Example: Augusta SFR \u2014 $95,000<\/a>\n<ul class='ez-toc-list-level-3' >\n<li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Phase_1_Acquisition_Rehab\" >Phase 1: Acquisition + Rehab<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Holding_Costs_During_Rehab\" >Holding Costs During Rehab<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Phase_2_Rent\" >Phase 2: Rent<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Phase_3_Refinance\" >Phase 3: Refinance<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Phase_4_Post-Refi_Cash_Flow\" >Phase 4: Post-Refi Cash Flow<\/a><\/li>\n<\/ul>\n<\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-8\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Best_Georgia_Markets_for_BRRRR\" >Best Georgia Markets for BRRRR<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-9\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Georgia_BRRRR_Risks\" >Georgia BRRRR Risks<\/a>\n<ul class='ez-toc-list-level-3' >\n<li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-10\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#1_Attorney_Closing_Costs_on_Every_Transaction\" >1. Attorney Closing Costs on Every Transaction<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-11\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#2_Intangible_Tax_on_Refinance\" >2. Intangible Tax on Refinance<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-12\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#3_Appraisal_Risk_in_Smaller_Markets\" >3. Appraisal Risk in Smaller Markets<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-13\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#4_Savannah_Coastal_Insurance\" >4. Savannah Coastal Insurance<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-14\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#5_499_State_Income_Tax_on_Gains\" >5. 4.99% State Income Tax on Gains<\/a><\/li>\n<\/ul>\n<\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-15\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Frequently_Asked_Questions\" >Frequently Asked Questions<\/a>\n<ul class='ez-toc-list-level-3' >\n<li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-16\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Does_BRRRR_work_in_Georgia_in_2026\" >Does BRRRR work in Georgia in 2026?<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-17\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#How_much_cash_do_I_need_to_start_BRRRR_in_Georgia\" >How much cash do I need to start BRRRR in Georgia?<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-18\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#What_is_a_good_ARV-to-cost_ratio_for_Georgia_BRRRR\" >What is a good ARV-to-cost ratio for Georgia BRRRR?<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-19\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Is_Augusta_or_Athens_better_for_BRRRR_in_Georgia\" >Is Augusta or Athens better for BRRRR in Georgia?<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-20\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Does_Georgias_intangible_tax_apply_to_BRRRR_refinances\" >Does Georgia&#8217;s intangible tax apply to BRRRR refinances?<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-21\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Can_I_use_a_DSCR_loan_for_the_BRRRR_refinance_in_Georgia\" >Can I use a DSCR loan for the BRRRR refinance in Georgia?<\/a><\/li>\n<\/ul>\n<\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-22\" href=\"https:\/\/arvcalc.com\/blog\/brrrr-strategy-georgia\/#Related_Georgia_Tools\" >Related Georgia Tools<\/a><\/li>\n<\/ul>\n<\/nav>\n<\/div>\n<h2><span class=\"ez-toc-section\" id=\"Why_Georgia_Works_for_BRRRR\"><\/span><span class=\"ez-toc-section\" id=\"Why_Georgia_Works_for_BRRRR\"><\/span>Why Georgia Works for BRRRR<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p><strong>Low property tax during the hold.<\/strong> Georgia&#8217;s 0.79% effective rate per <a href=\"https:\/\/taxfoundation.org\/location\/georgia\/\" target=\"_blank\" rel=\"noopener noreferrer\">Tax Foundation<\/a> 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 \u2014 saving $144 over a 3-month rehab.<\/p>\n<p><strong>Affordable entry points outside Atlanta.<\/strong> Augusta SFRs in the $80K\u2013$120K range are realistic BRRRR candidates. After $25K\u2013$35K rehab, they appraise at $150K\u2013$180K. That 40\u201350% spread between all-in cost and ARV is where BRRRR value is created. Atlanta pricing ($400K) makes BRRRR extremely difficult.<\/p>\n<p><strong>Military and university tenant demand.<\/strong> 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.<\/p>\n<p><strong>Moderate insurance.<\/strong> Georgia insurance averages $2,100\/year \u2014 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 <a href=\"https:\/\/oci.georgia.gov\/\" target=\"_blank\" rel=\"noopener noreferrer\">Georgia Office of Insurance<\/a>.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"BRRRR_Worked_Example_Augusta_SFR_%E2%80%94_95000\"><\/span><span class=\"ez-toc-section\" id=\"BRRRR_Worked_Example_Augusta_SFR_%E2%80%94_95000\"><\/span>BRRRR Worked Example: Augusta SFR \u2014 $95,000<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p><strong>Buy:<\/strong> 3-bed\/1-bath in Augusta near Fort Eisenhower. Purchase: $95,000 (cash or hard money).<br \/>\n<strong>Rehab:<\/strong> $28,000 \u2014 kitchen, bath, flooring, paint, HVAC service. Timeline: 3 months.<br \/>\n<strong>Rent:<\/strong> $1,200\/month after rehab.<br \/>\n<strong>Refinance:<\/strong> Appraised at $170,000. Cash-out refi at 75% LTV.<br \/>\n<strong>Repeat:<\/strong> Recover capital for next deal.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Phase_1_Acquisition_Rehab\"><\/span><span class=\"ez-toc-section\" id=\"Phase_1_Acquisition_Rehab\"><\/span>Phase 1: Acquisition + Rehab<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>Cost<\/th>\n<th>Amount<\/th>\n<th>Notes<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Purchase price<\/td>\n<td>$95,000<\/td>\n<td>Cash or hard money<\/td>\n<\/tr>\n<tr>\n<td>Closing costs (3%)<\/td>\n<td>$2,850<\/td>\n<td>Includes attorney ($900) + intangible tax ($285)<\/td>\n<\/tr>\n<tr>\n<td>Rehab budget<\/td>\n<td>$28,000<\/td>\n<td>Kitchen, bath, flooring, paint, HVAC<\/td>\n<\/tr>\n<tr>\n<td>Holding costs (3 months)<\/td>\n<td>$3,762<\/td>\n<td>See breakdown below<\/td>\n<\/tr>\n<tr>\n<td><strong>Total cash invested<\/strong><\/td>\n<td><strong>$129,612<\/strong><\/td>\n<td><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<h3><span class=\"ez-toc-section\" id=\"Holding_Costs_During_Rehab\"><\/span><span class=\"ez-toc-section\" id=\"Holding_Costs_During_Rehab\"><\/span>Holding Costs During Rehab<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>Monthly Cost<\/th>\n<th>Amount<\/th>\n<th>Basis<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Hard money interest<\/td>\n<td>$950<\/td>\n<td>$95K \u00d7 12% \u00f7 12<\/td>\n<\/tr>\n<tr>\n<td>Property tax<\/td>\n<td>$79<\/td>\n<td>$95K \u00d7 1.0% \u00f7 12 (Richmond County)<\/td>\n<\/tr>\n<tr>\n<td>Insurance<\/td>\n<td>$150<\/td>\n<td>Builder&#8217;s risk \/ vacant dwelling<\/td>\n<\/tr>\n<tr>\n<td>Utilities<\/td>\n<td>$75<\/td>\n<td>Electric, water during rehab<\/td>\n<\/tr>\n<tr>\n<td><strong>Total monthly<\/strong><\/td>\n<td><strong>$1,254<\/strong><\/td>\n<td><strong>\u00d7 3 months = $3,762<\/strong><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>Georgia&#8217;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 <a href=\"\/hard-money-loan-calculator\">hard money loan calculator<\/a>. For rehab budgeting, use the <a href=\"\/rehab-cost-estimator\">rehab cost estimator<\/a>.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Phase_2_Rent\"><\/span><span class=\"ez-toc-section\" id=\"Phase_2_Rent\"><\/span>Phase 2: Rent<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<pre><code>Monthly rent: $1,200\nGross annual: $14,400\nVacancy (8%): \u2212$1,152\nEGI: $13,248\n\nExpenses:\n  Property tax (1.0% of ARV $170K): $1,700\n  Insurance: $1,700\n  Maintenance (8%): $1,152\n  PM (10%): $1,325\nTotal expenses: $5,877\n\nNOI: $7,371<\/code><\/pre>\n<p>Cross-check NOI in the <a href=\"\/noi-calculator\">NOI calculator<\/a>. For the full rental analysis, use the <a href=\"\/states\/georgia\/rental-property-calculator\">Georgia rental property calculator<\/a>.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Phase_3_Refinance\"><\/span><span class=\"ez-toc-section\" id=\"Phase_3_Refinance\"><\/span>Phase 3: Refinance<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<pre><code>ARV (appraised): $170,000\nCash-out refi at 75% LTV: $127,500\nRefi closing costs (2%): $2,550\nIntangible tax (0.3%): $383\nNet cash received: $124,567\n\nCash invested: $129,612\nCash recovered: $124,567\nCash left in deal: $5,045\nCapital return: 96%<\/code><\/pre>\n<p><strong>96% capital return.<\/strong> You recover $124,567 of your $129,612 investment \u2014 leaving only $5,045 in the deal. That $124K funds the next BRRRR purchase. Georgia&#8217;s intangible tax (0.3% of new mortgage = $383) is a cost that Texas and Ohio don&#8217;t have, but it&#8217;s small relative to the capital recovery. Check LTV in the <a href=\"\/ltv-calculator\">LTV calculator<\/a>.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Phase_4_Post-Refi_Cash_Flow\"><\/span><span class=\"ez-toc-section\" id=\"Phase_4_Post-Refi_Cash_Flow\"><\/span>Phase 4: Post-Refi Cash Flow<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<pre><code>New loan: $127,500 at 7.0%, 30 years\nMonthly P&amp;I: $848\nAnnual debt service: $10,176\n\nAnnual cash flow: $7,371 \u2212 $10,176 = \u2212$2,805\nMonthly cash flow: \u2212$234<\/code><\/pre>\n<p><strong>Cash flow: \u2212$234\/month.<\/strong> The property is negative after refinance at 7% \u2014 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.<\/p>\n<p>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&#038;I drops to $724 and cash flow turns positive at $56\/month. Run scenarios in the <a href=\"\/states\/georgia\/brrrr-calculator\">Georgia BRRRR calculator<\/a>.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Best_Georgia_Markets_for_BRRRR\"><\/span><span class=\"ez-toc-section\" id=\"Best_Georgia_Markets_for_BRRRR\"><\/span>Best Georgia Markets for BRRRR<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>Metro<\/th>\n<th>Purchase Range<\/th>\n<th>Rehab<\/th>\n<th>ARV Range<\/th>\n<th>Rent<\/th>\n<th>BRRRR Viability<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td><strong>Augusta<\/strong><\/td>\n<td>$80K\u2013$120K<\/td>\n<td>$25K\u2013$35K<\/td>\n<td>$150K\u2013$180K<\/td>\n<td>$1,100\u2013$1,300<\/td>\n<td><strong>Best<\/strong> \u2014 widest spreads, military tenants<\/td>\n<\/tr>\n<tr>\n<td><strong>Athens<\/strong><\/td>\n<td>$120K\u2013$180K<\/td>\n<td>$20K\u2013$35K<\/td>\n<td>$200K\u2013$260K<\/td>\n<td>$1,200\u2013$1,500<\/td>\n<td>Good \u2014 student demand, fast lease-up<\/td>\n<\/tr>\n<tr>\n<td><strong>Savannah<\/strong><\/td>\n<td>$150K\u2013$220K<\/td>\n<td>$30K\u2013$50K<\/td>\n<td>$250K\u2013$340K<\/td>\n<td>$1,400\u2013$1,700<\/td>\n<td>Moderate \u2014 coastal insurance eats margins<\/td>\n<\/tr>\n<tr>\n<td><strong>Atlanta<\/strong><\/td>\n<td>$200K\u2013$300K<\/td>\n<td>$40K\u2013$60K<\/td>\n<td>$320K\u2013$420K<\/td>\n<td>$1,500\u2013$1,800<\/td>\n<td>Difficult \u2014 prices too high for BRRRR<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>Augusta dominates because the spread between purchase+rehab ($120K\u2013$155K) and ARV ($150K\u2013$180K) is wide enough for the 75% LTV cash-out to return most capital. Atlanta&#8217;s spread ($260K\u2013$360K all-in vs $320K\u2013$420K ARV) is too tight \u2014 the 75% refi only returns 55\u201365% of capital. For ARV estimation, use the <a href=\"\/arv-calculator\">ARV calculator<\/a> and read the <a href=\"\/blog\/after-repair-value-guide\/\">ARV guide<\/a>.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Georgia_BRRRR_Risks\"><\/span><span class=\"ez-toc-section\" id=\"Georgia_BRRRR_Risks\"><\/span>Georgia BRRRR Risks<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<h3><span class=\"ez-toc-section\" id=\"1_Attorney_Closing_Costs_on_Every_Transaction\"><\/span><span class=\"ez-toc-section\" id=\"1_Attorney_Closing_Costs_on_Every_Transaction\"><\/span>1. Attorney Closing Costs on Every Transaction<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Impact:<\/strong> Georgia requires an attorney at closing \u2014 $800\u2013$1,500 on the purchase AND on the refinance. That is $1,600\u2013$3,000 in attorney fees per BRRRR cycle. Texas and Ohio don&#8217;t have this cost.<\/p>\n<p><strong>Mitigation:<\/strong> Find an investor-friendly closing attorney who offers volume discounts. Some Georgia attorneys charge $600\u2013$800 for repeat clients. Budget it in the <a href=\"\/states\/georgia\/closing-costs-calculator\">Georgia closing costs calculator<\/a>.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"2_Intangible_Tax_on_Refinance\"><\/span><span class=\"ez-toc-section\" id=\"2_Intangible_Tax_on_Refinance\"><\/span>2. Intangible Tax on Refinance<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Impact:<\/strong> 0.3% intangible tax applies to the new mortgage at refinance. On a $127,500 loan = $383. This tax hits on every refinance \u2014 if you do a BRRRR and then rate-and-term refi later, you pay it again.<\/p>\n<p><strong>Mitigation:<\/strong> Factor it into your capital return calculation. It reduces your effective return by 0.3% of the refi loan amount.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"3_Appraisal_Risk_in_Smaller_Markets\"><\/span><span class=\"ez-toc-section\" id=\"3_Appraisal_Risk_in_Smaller_Markets\"><\/span>3. Appraisal Risk in Smaller Markets<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Impact:<\/strong> 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 \u2014 you leave $11K more in the deal.<\/p>\n<p><strong>Mitigation:<\/strong> Get a BPO (broker price opinion) before committing to rehab scope. Pull 3 recent comps within 0.5 miles that support your ARV target.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"4_Savannah_Coastal_Insurance\"><\/span><span class=\"ez-toc-section\" id=\"4_Savannah_Coastal_Insurance\"><\/span>4. Savannah Coastal Insurance<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Impact:<\/strong> Savannah insurance runs $2,800\/year \u2014 33% higher than inland Georgia. On a BRRRR deal, higher insurance reduces post-refi NOI and makes the negative cash flow worse.<\/p>\n<p><strong>Mitigation:<\/strong> Run the numbers with actual Savannah insurance quotes before committing. The <a href=\"\/states\/georgia\/brrrr-calculator\">Georgia BRRRR calculator<\/a> lets you input actual insurance amounts.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"5_499_State_Income_Tax_on_Gains\"><\/span><span class=\"ez-toc-section\" id=\"5_499_State_Income_Tax_on_Gains\"><\/span>5. 4.99% State Income Tax on Gains<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Impact:<\/strong> If you sell a BRRRR property (instead of holding), Georgia&#8217;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.<\/p>\n<p><strong>Mitigation:<\/strong> Hold long-term (BRRRR is a buy-and-hold strategy anyway). If you do sell, consider a <a href=\"\/1031-exchange-calculator\">1031 exchange<\/a> to defer both federal and state capital gains. Read the <a href=\"\/blog\/avoid-capital-gains-tax-on-investment-property\/\">capital gains tax avoidance guide<\/a>.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Frequently_Asked_Questions\"><\/span><span class=\"ez-toc-section\" id=\"Frequently_Asked_Questions\"><\/span>Frequently Asked Questions<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<div itemscope itemtype=\"https:\/\/schema.org\/FAQPage\">\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"Does_BRRRR_work_in_Georgia_in_2026\"><\/span><span class=\"ez-toc-section\" id=\"Does_BRRRR_work_in_Georgia_in_2026\"><\/span>Does BRRRR work in Georgia in 2026?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:block\">\n<p itemprop=\"text\">Yes, but primarily in Augusta and Athens. At 7% refinance rates, post-refi cash flow is typically negative ($100\u2013$300\/month). The value is in capital recycling \u2014 a $95K Augusta SFR returns 96% of invested capital on refinance. Atlanta pricing makes BRRRR extremely difficult. Use the <a href=\"\/states\/georgia\/brrrr-calculator\">Georgia BRRRR calculator<\/a> to model your specific deal.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"How_much_cash_do_I_need_to_start_BRRRR_in_Georgia\"><\/span><span class=\"ez-toc-section\" id=\"How_much_cash_do_I_need_to_start_BRRRR_in_Georgia\"><\/span>How much cash do I need to start BRRRR in Georgia?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">For a typical Augusta BRRRR: $95K purchase + $28K rehab + $6.6K closing\/holding = ~$130K total if paying all cash. With hard money (70\u201380% of purchase), you need $19K\u2013$28K down + full rehab + holding = roughly $55K\u2013$65K cash to start. After refinance, you recover 90\u201396% of total capital.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"What_is_a_good_ARV-to-cost_ratio_for_Georgia_BRRRR\"><\/span><span class=\"ez-toc-section\" id=\"What_is_a_good_ARV-to-cost_ratio_for_Georgia_BRRRR\"><\/span>What is a good ARV-to-cost ratio for Georgia BRRRR?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">Target all-in cost (purchase + rehab + closing) at 70\u201375% of ARV. In the Augusta example: $129,612 all-in vs $170K ARV = 76%. Slightly above ideal but workable \u2014 you leave ~$5K in the deal. For 70% ratio: purchase needs to be $85K or ARV needs to be $185K. Use the <a href=\"\/arv-calculator\">ARV calculator<\/a> for estimates.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"Is_Augusta_or_Athens_better_for_BRRRR_in_Georgia\"><\/span><span class=\"ez-toc-section\" id=\"Is_Augusta_or_Athens_better_for_BRRRR_in_Georgia\"><\/span>Is Augusta or Athens better for BRRRR in Georgia?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">Augusta for wider spreads and lower entry ($80K\u2013$120K purchase). Athens for faster lease-up (UGA students, 5% vacancy) but higher prices ($120K\u2013$180K). Augusta has more BRRRR inventory and military tenant stability. Athens has appreciation upside. Many Georgia BRRRR investors start in Augusta for capital recycling, then branch into Athens.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"Does_Georgias_intangible_tax_apply_to_BRRRR_refinances\"><\/span><span class=\"ez-toc-section\" id=\"Does_Georgias_intangible_tax_apply_to_BRRRR_refinances\"><\/span>Does Georgia&#8217;s intangible tax apply to BRRRR refinances?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">Yes. The 0.3% intangible tax applies to every new mortgage \u2014 including cash-out refinances. On a $127,500 refi = $383. It also applies if you do a future rate-and-term refinance. Loans under 62 months are exempt (HB 586), but 30-year BRRRR refis are not. Factor this into your capital return calculation.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"Can_I_use_a_DSCR_loan_for_the_BRRRR_refinance_in_Georgia\"><\/span><span class=\"ez-toc-section\" id=\"Can_I_use_a_DSCR_loan_for_the_BRRRR_refinance_in_Georgia\"><\/span>Can I use a DSCR loan for the BRRRR refinance in Georgia?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">Yes, and it is the most common refi strategy for BRRRR investors past 4\u201310 properties. The $127,500 loan amount clears most DSCR lender minimums ($75K\u2013$100K). However, the DSCR ratio on this deal is thin (~0.72 at 7.5%) \u2014 you may need a no-ratio or sub-1.0 DSCR program, which carries a higher rate. Check in the <a href=\"\/states\/georgia\/dscr-calculator\">Georgia DSCR calculator<\/a>.<\/p>\n<\/div>\n<\/div>\n<\/div>\n<h2><span class=\"ez-toc-section\" id=\"Related_Georgia_Tools\"><\/span><span class=\"ez-toc-section\" id=\"Related_Georgia_Tools\"><\/span>Related Georgia Tools<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<ul>\n<li><a href=\"\/states\/georgia\/brrrr-calculator\"><strong>Georgia BRRRR Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/states\/georgia\/rental-property-calculator\"><strong>Georgia Rental Property Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/states\/georgia\/dscr-calculator\"><strong>Georgia DSCR Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/states\/georgia\/closing-costs-calculator\"><strong>Georgia Closing Costs Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/states\/georgia\/cap-rate-calculator\"><strong>Georgia Cap Rate Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/states\/georgia\/\"><strong>Georgia Calculator Hub<\/strong><\/a><\/li>\n<li><a href=\"\/hard-money-loan-calculator\"><strong>Hard Money Loan Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/arv-calculator\"><strong>ARV Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/rehab-cost-estimator\"><strong>Rehab Cost Estimator<\/strong><\/a><\/li>\n<li><a href=\"\/blog\/georgia-rental-property-investment\/\">Georgia Rental Property Investment Guide<\/a><\/li>\n<li><a href=\"\/blog\/georgia-cap-rate\/\">Georgia Cap Rate by City<\/a><\/li>\n<li><a href=\"\/blog\/georgia-closing-costs-investment-property\/\">Georgia Closing Costs Guide<\/a><\/li>\n<li><a href=\"\/blog\/georgia-dscr-loan-guide\/\">Georgia DSCR Loan Guide<\/a><\/li>\n<li><a href=\"\/blog\/cost-to-rehab-a-house\/\">Cost to Rehab a House<\/a><\/li>\n<li><a href=\"\/blog\/brrrr-strategy-guide\/\">BRRRR Strategy Explained<\/a><\/li>\n<li><a href=\"\/blog\/avoid-capital-gains-tax-on-investment-property\/\">Avoid Capital Gains Tax Guide<\/a><\/li>\n<li><a href=\"\/calculators\"><strong>All 30+ Calculators<\/strong><\/a><\/li>\n<\/ul>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"900\" height=\"320\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-augusta-sfr-example.jpg\" alt=\"BRRRR Georgia Augusta SFR example\" class=\"wp-image-865\" srcset=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-augusta-sfr-example.jpg 900w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-augusta-sfr-example-300x107.jpg 300w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-augusta-sfr-example-768x273.jpg 768w\" sizes=\"auto, (max-width: 900px) 100vw, 900px\" \/><figcaption>Augusta: $95K \u2192 $28K rehab \u2192 $170K ARV \u2192 96% return<\/figcaption><\/figure>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"900\" height=\"250\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-best-markets.jpg\" alt=\"BRRRR Georgia best markets\" class=\"wp-image-866\" srcset=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-best-markets.jpg 900w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-best-markets-300x83.jpg 300w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-best-markets-768x213.jpg 768w\" sizes=\"auto, (max-width: 900px) 100vw, 900px\" \/><figcaption>Augusta best, Athens good, Savannah moderate, Atlanta difficult<\/figcaption><\/figure>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"900\" height=\"250\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-risks.jpg\" alt=\"BRRRR Georgia risks\" class=\"wp-image-867\" srcset=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-risks.jpg 900w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-risks-300x83.jpg 300w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/brrrr-georgia-risks-768x213.jpg 768w\" sizes=\"auto, (max-width: 900px) 100vw, 900px\" \/><figcaption>Key risks: attorney costs, intangible tax, appraisal, insurance<\/figcaption><\/figure>\n<p class=\"text-sm text-gray-500\">Sources: <a href=\"https:\/\/dor.georgia.gov\/property-tax\" target=\"_blank\" rel=\"noopener noreferrer\">Georgia DOR Property Tax<\/a> \u00b7 <a href=\"https:\/\/oci.georgia.gov\/\" target=\"_blank\" rel=\"noopener noreferrer\">Georgia Office of Insurance<\/a> \u00b7 <a href=\"https:\/\/fred.stlouisfed.org\/tags\/series?t=georgia\" target=\"_blank\" rel=\"noopener noreferrer\">FRED Georgia Data<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>BRRRR in Georgia works best in Augusta and smaller markets where purchase prices sit 40\u201350% below after-repair value. A $95K Augusta SFR rehabbed for $28K can appraise at $170K \u2014&#8230;<\/p>\n","protected":false},"author":1,"featured_media":869,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[18],"tags":[],"class_list":["post-861","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-guides"],"_links":{"self":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/861","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/comments?post=861"}],"version-history":[{"count":1,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/861\/revisions"}],"predecessor-version":[{"id":868,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/861\/revisions\/868"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media\/869"}],"wp:attachment":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media?parent=861"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/categories?post=861"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/tags?post=861"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}