Mortgage Broker in Georgia
Licensed by the Georgia Department of Banking and Finance, MortgagePros shops your loan across the lenders we work with and closes it with a Georgia attorney near you, from metro Atlanta to Savannah and every one of the state’s 159 counties.
Georgia Mortgage Lender License/Registration, NMLS #1925352. Rated 4.9 across 5,400+ Google reviews.
159
Georgia counties, one licensed pro as your contact
2019
Founded in Troy, Michigan
300+
Licensed loan officers on the team
4.9
Average of 5,400+ Google reviews
39
States licensed, headquartered here
What is different about a Georgia mortgage.
Georgia is an attorney-closing state. A licensed Georgia attorney has to conduct the closing, prepare the deed and disburse the funds, so instead of a title company you choose a closing attorney, and their fee, usually $500 to $1,500, is a buyer cost. We work with closing attorneys across the state and will recommend one near you if you do not have one.
The state also taxes the mortgage itself. Georgia’s intangible recording tax is $1.50 for every $500 borrowed, 0.3 percent of the loan, paid by the borrower at closing and capped at $25,000. It applies to purchases and to most refinances, so it goes into the break-even math on a Georgia refinance.
Metro Atlanta is its own market: 29 counties share an FHA limit of $718,750, well above the national floor, because prices there have outrun the rest of the state. Outside the metro, most counties sit at the floor. Property taxes are billed in arrears, and the homestead exemption, applied for by April 1, reduces the bill for the tax year in which you own and occupy the home on January 1.
Licensed in Georgia, exactly as filed.
Issued by the Georgia Department of Banking and Finance and verifiable on the NMLS Consumer Access site under MortgagePros, LLC, NMLS #1925352.
GA
Georgia
Georgia Mortgage Lender License/RegistrationLicense No. 1925352
2026 loan limits in Georgia.
Georgia has no high-cost counties for conforming loans, so the FHFA baseline applies statewide. FHA limits from HUD are higher across metro Atlanta. VA loans have no limit for veterans with full entitlement.
| Area | Conforming (1 unit) | FHA (1 unit) |
|---|---|---|
| Metro Atlanta: Fulton, DeKalb, Cobb, Gwinnett, Clayton, Cherokee, Forsyth, Henry and 21 more counties | $832,750 | $718,750 |
| Most other counties, including Savannah, Augusta, Macon and Columbus | $832,750 | $541,287 |
A few counties outside the metro sit slightly above the FHA floor. Two- to four-unit limits are higher. Your pro checks the exact county figure against the home you are looking at.
Atlanta to Savannah
One licensed pro from the first call to the attorney’s closing table, wherever in Georgia the home is.
Georgia closing costs, and who usually pays them.
Georgia closings are conducted by an attorney, and the buyer customarily chooses and pays for the attorney and for title insurance. These are customs, not law, and each can be negotiated in the contract.
01
Closing attorney
Required by Georgia law to conduct the closing, prepare the deed and disburse funds. Typically $500 to $1,500, paid by the buyer, who chooses the attorney.
02
Intangible recording tax
$1.50 per $500 of the loan amount, or 0.3 percent, paid by the borrower and capped at $25,000. On a $400,000 mortgage that is $1,200. Most refinances pay it again on the new loan.
03
Transfer tax
$1 for every $1,000 of the purchase price, customarily paid by the seller. $400 on a $400,000 home.
04
Title insurance
In Georgia the buyer customarily pays for both the lender’s policy and the owner’s policy. The owner’s policy is optional but worth having; your attorney quotes both.
05
Property taxes in arrears
County bills arrive in the second half of the year for the current year. The seller credits you their share at closing, and the tax escrow is yours from then on. File for the homestead exemption with the county by April 1; it applies to the tax year in which you own and occupy the home on January 1, so a home bought mid-year usually first qualifies the following year.
06
HOA and initiation fees
Common in newer metro Atlanta subdivisions: a transfer or initiation fee at closing and dues thereafter. Lenders count the dues in your monthly payment, so we ask for them up front.
Every loan we offer, in Georgia.
The same seven products as everywhere we are licensed, underwritten to Georgia’s attorney-closing process and metro Atlanta limits.
Buying
Home purchase
A quick pre-approval, with the intangible tax and attorney fee already in your cash-to-close estimate.
3.5% down
FHA loans
Credit scores from 580, and a $718,750 limit across metro Atlanta puts most of the market within reach.
Zero down
VA loans
Fort Moore, Robins, Fort Eisenhower, Kings Bay and Hunter: Georgia is a military state. No down payment, no monthly mortgage insurance, no limit with full entitlement.
From 3% down
Conventional loans
Best pricing for good credit, mortgage insurance you can ask to cancel at 80 percent of the original value, and the route for second homes and rentals.
Above $832,750
Jumbo loans
Buckhead, Alpharetta, Milton and the lake homes: above the conforming line each lender sets its own rules, and we place the file where it fits.
Lower payment
Refinance
A Georgia refinance pays the intangible tax again, so the break-even math matters. We run it before you commit.
Use your equity
Cash-out refinance
Renovations, debt consolidation or a rental down payment, paid from equity at a mortgage rate.
How it works from Michigan to Georgia.
Most Georgia clients never meet us in person, and nothing about the loan is slower for it.
1
Tell us the goal
A short call about what you want to do and where in Georgia. We run the numbers with taxes, the intangible tax and any HOA dues included.
2
Apply and upload
The application, disclosures and signatures are online. A licensed pro reviews everything and stays on your file to closing.
3
We shop the loan
Your file goes to the lender whose pricing and rules fit it. You see the options side by side.
4
Close with your attorney
Signing happens at a Georgia closing attorney’s office near you. Choose your own or take our recommendation; either way we coordinate the closing package and the wire.
Ready to buy or refinance in Georgia?
A licensed pro quotes your options with the attorney fee, intangible tax already in the numbers. Free, and it starts without a hard credit pull.
Georgia mortgage FAQ
The questions Georgia buyers and homeowners ask us most. If yours is not here, a licensed pro will answer it directly, with no obligation.
Why do I need an attorney to close in Georgia?
Georgia treats a real estate closing as the practice of law, so a licensed Georgia attorney must conduct it, prepare the deed and disburse the money. It is a buyer cost, usually $500 to $1,500, and the buyer picks the attorney. If you do not have one we will recommend an attorney who closes regularly in your county.
What is the intangible tax and does a refinance pay it?
It is Georgia’s tax on recording a mortgage: $1.50 for every $500 borrowed, or 0.3 percent, capped at $25,000 and paid by the borrower. Yes, most refinances pay it again on the new loan, which is why we include it when we work out whether a Georgia refinance pays for itself.
Why is the FHA limit in Atlanta so much higher than the rest of Georgia?
HUD sets FHA limits county by county from median home prices, and the 29-county Atlanta metro shares one figure, $718,750 in 2026, against $541,287 in most of the rest of the state. If you are buying in the metro, an FHA loan reaches much further than people expect.
Do I have to come to Michigan?
No. Your licensed pro handles the loan by phone, email and e-signature. The closing itself happens in Georgia, at a closing attorney’s office near you, because Georgia law requires the attorney to conduct it.
When do I file for the homestead exemption?
With your county tax office by April 1 of the tax year, and you must own and occupy the home as your legal residence on January 1 of that year, so for most buyers that is the April after their first January in the home. It reduces the assessed value your property tax is calculated on, and in many counties it also freezes part of the assessment. Miss the date and it waits a year.
Talk to a Georgia-licensed pro.
Tell us what you are looking to do and where in Georgia. A licensed pro will call back, usually the same business day. Asking does not start a loan or require a hard credit pull.
Prefer to talk?
248-416-1361
Open 24/7. Ask for your pro by name.
Visit our office
880 W. Long Lake Rd, Suite 300
Troy, Michigan 48098, just off I-75. Free parking.
Licensed and reviewed
Georgia Mortgage Lender License/Registration, NMLS #1925352. Rated 4.9 across 5,400+ Google reviews.