Georgia Mortgage Loans

Mortgage brokers and lenders in Georgia are regulated by the Georgia Department of Banking and Finance. Any legitimate broker has a license number you can look up for free on NMLS Consumer Access at nmlsconsumeraccess.org. Alpine Mortgage Services, LLC operates under NMLS #56905, and founder Steven Parangi is a licensed mortgage loan originator (NMLS #76024) and attorney with over 20 years of experience in residential lending.

Yes. Georgia, particularly metro Atlanta, has a strong concentration of self-employed business owners and entrepreneurs. Bank statement loans qualify borrowers based on actual business cash flow rather than tax returns, which is ideal for business owners whose tax returns don't reflect their true income due to legitimate business deductions. Alpine's wholesale lender network includes specialty lenders offering 12-month and 24-month bank statement loan programs.

More lenders means more options and better odds of finding the most competitive rate for your specific situation. Some brokers work with just 2-3 lenders. Alpine works with a large network of over 30 wholesale lenders covering conventional, government, jumbo, Non-QM, DSCR and reverse mortgage programs.

At Alpine, the loan officer who took your application stays with you through closing, with a direct phone number and same day answers. We typically close Georgia purchases in 21 to 30 days and have closed in as little as two weeks when the contract required it.

FHA loan limits in Georgia vary by county. Most Georgia counties have an FHA loan limit of $541,287 for a single family home. High cost counties in metro Atlanta including Cobb, Fulton, Henry, Jasper, Newton, and Pike have a higher FHA loan limit of $718,750. Most metro Atlanta buyers qualify under the high cost limits, making FHA financing available even for higher priced homes. View the current Georgia FHA loan limits by county.

Yes. Self employed Georgia borrowers have multiple options. Traditional conventional and FHA loans require 2 years of personal and business tax returns plus year-to-date profit and loss statements. For business owners whose tax returns don't reflect actual income due to legitimate business deductions, bank statement loans qualify based on 12 or 24 months of business bank statements. Profit and loss only loans use a CPA-prepared P&L statement. Alpine specializes in these Non-QM programs that most banks don't offer.

Yes, Georgia investors have multiple mortgage options for investment properties. Conventional loans for investment properties typically require 15-25% down with FICO 620+. DSCR (Debt Service Coverage Ratio) loans qualify investors based on the rental income of the property rather than personal income, ideal for short-term rental properties in coastal Georgia, the Atlanta metro area, and mountain communities like Blue Ridge. Short-term rental income can be documented and used to qualify for DSCR loans.

Mortgage brokers and banks each have advantages. Banks offer relationship pricing and convenience if you already bank there. Mortgage brokers shop multiple wholesale lenders to find the best rate and program for your situation, which often means more competitive pricing and more flexibility for borrowers who don't fit standard bank criteria. Self employed Georgia business owners, veterans pursuing VA IRRRLs, jumbo loan applicants, and borrowers with credit challenges typically benefit most from working with a broker. Brokers also have access to specialized programs like Non-QM and DSCR loans that most banks don't offer.