DSCR Loans in Forsyth County, Georgia
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 109 lenders made 316 investment-property loans in Forsyth County, 1.5% of Georgia's total. Dominick Prevete arranges DSCR loans across Forsyth County, Georgia, qualified on the property's rent, not your tax returns. DSCR rental loans start from 7.25% (November 2026), and most close in 14 days. At HUD's fair market rent, a three-bedroom rental there covers its full payment up to a price of about $320,000.
Forsyth County investor market at a glance
| Statistic | Forsyth County | Georgia | County rank |
|---|---|---|---|
| Investor loans | 316 | 21,364 | 15th of 43 |
| Reporting lenders | 109 | 586 | 10th of 43 |
| Loan volume | $116.0M | $5.33B | 8th of 43 |
| Average loan | $367K | $249K | 5th of 43 |
| Median loan | $335K | $205K | 2nd of 43 |
| Purchases | 54.7% | 57.3% | 29th of 43 |
| Cash-out refinances | 18.4% | 17.5% | 15th of 43 |
| 2–4 unit properties | 5.1% | 10.0% | 32nd of 43 |
| Top five lenders' share | 31.6% | 18.5% | 28th of 43 |
| Reported business-purpose | 64.6% | 65.7% | 24th of 43 |
Forsyth County: closed-end loans on 1–4 unit investment properties. Forsyth County's rank is highest first, among Georgia's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Forsyth County's investor loans.
What stands out in Forsyth County
The median investor loan in Forsyth County was $335K, the 2nd-highest median of Georgia's 43 counties with published data (statewide: $205K).
Loans here run large. Dominick arranges DSCR loans from $75,000 up through jumbo balances.
Forsyth County's 316 investor loans ranked 15th of Georgia's 43 counties with published data.
Does a DSCR loan pencil in Forsyth County?
At HUD's fair market rent of $2,099 for a 3-bedroom in Forsyth County, Georgia, a rental covers its full DSCR payment up to a purchase price of about $320,000, with 20% down at the 7.25% starting rate (November 2026). Forsyth County's median home value is $550,400; at that price the payment is $3,568 a month, so the property would need $3,575 in rent to cover it.
Coverage under 1.00 doesn't end the deal: the DSCR programs Dominick arranges go down to no-ratio, priced for the lower coverage, and a lower price or a larger down payment raises the ratio.
| HUD fair market rent, 2 / 3 / 4 bedroom (FY2027) | $1,762 / $2,099 / $2,493 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $550,400 |
| Median property taxes and effective rate | $4,020 (0.73% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $3,568 |
| Rent needed to cover that payment | $3,575 |
| Coverage of a 3-bedroom at fair market rent | 0.59 |
| Highest price a 3-bedroom at fair market rent covers | about $320,000 |
Fair market rent is HUD's 40th-percentile gross rent, including utilities; a property's appraised market rent can be higher or lower. Payment uses 20% down, a 30-year amortization at the published DSCR starting rate, the county's median effective property-tax rate and insurance at 0.50% of value. Purchase leverage goes up to 85% on qualifying files. This is an illustration, not a term sheet or an offer of credit.
Price your actual deal →Run Forsyth County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Forsyth County?
The most active investment-property lenders in Forsyth County in 2025 HMDA data were PENNYMAC LOAN SERVICES, LLC; UNITED SHORE FINANCIAL SERVICES, LLC; and Rocket Mortgage, LLC, out of 109 lenders that reported. HMDA doesn't flag which loans were DSCR loans, so this list mixes DSCR and conventional investment-property lenders. Dominick Prevete places DSCR loans across 100+ lenders, including one that reported in Forsyth County, and matches each file to the one most likely to fund it.
Forsyth County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 316 loans and $116.0M from 109 lenders. PENNYMAC LOAN SERVICES, LLC led Forsyth County with 24 loans, 7.6% of the county's total, and the average Forsyth County loan of $367K compares with $249K across Georgia.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| PENNYMAC LOAN SERVICES, LLC | 24 | $8.3M | $348K | 45.8% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 23 | $8.7M | $376K | 56.5% |
| Rocket Mortgage, LLC | 20 | $7.1M | $355K | 65.0% |
| The Citizens Bank of Georgia | 18 | $4.0M | $223K | 27.8% |
| Kiavi Funding, Inc. | 15 | $7.4M | $496K | 73.3% |
| THE LOAN STORE, INC. | 11 | $4.5M | $406K | 54.5% |
| GUILD MORTGAGE COMPANY | 11 | $4.3M | $387K | 100.0% |
| AAA CAPITAL INVESTMENT, INC. | 11 | $3.7M | $334K | 9.1% |
| Bank OZK | 10 | $2.2M | $219K | 50.0% |
| CROSSCOUNTRY MORTGAGE, INC. | 7 | $3.5M | $494K | 57.1% |
| United Nations Federal Credit Union | 6 | $3.3M | $547K | 33.3% |
| HOMEXPRESS MORTGAGE CORP. | 6 | $1.9M | $322K | 0.0% |
| Fairway Independent Mortgage Corporation | 5 | $1.0M | $195K | 80.0% |
| KIND LENDING, LLC | 4 | $1.7M | $430K | 25.0% |
| TOLL BROTHERS MORTGAGE COMPANY | 4 | $1.6M | $398K | 100.0% |
| Capital City Home Loans, LLC | 4 | $1.4M | $340K | 25.0% |
| ALAMEDA MORTGAGE CORPORATION | 4 | $0.9M | $233K | 100.0% |
| Peoples Bank & Trust | 3 | $2.0M | $678K | 100.0% |
| Onward Home Mortgage, LLC | 3 | $1.2M | $415K | 66.7% |
| Easy Street Capital, LLC | 3 | $1.1M | $368K | 0.0% |
| Loan Funder LLC | 3 | $1.1M | $365K | 0.0% |
| AMWEST FUNDING CORP. | 3 | $1.0M | $328K | 66.7% |
| NEWREZ LLC | 3 | $1.0M | $318K | 66.7% |
| Prosperity Home Mortgage, LLC | 3 | $0.9M | $315K | 33.3% |
| Tomo Mortgage, LLC | 3 | $0.9M | $312K | 100.0% |
617 Georgia loans (2.9%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Forsyth County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Forsyth County CSV, all 25 lenders
What Forsyth County's table can't show you: fit. Short-term financing is exempt from HMDA, so Forsyth County's fix-and-flip and bridge lenders barely appear among its 109 filers, and none of the 25 names above tells you whose guidelines match your deal, your entity, or your timeline. That's the job. Dominick Prevete structures your file and places it across 100+ lenders — including some on this list — so it lands with the one most likely to fund it.
Price your loan →National Loan Provider is an independent broker and maintains wholesale relationships with some listed lenders. Appearing in this table is not an endorsement or a recommendation.
Run the coverage test on your Forsyth County, Georgia deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Forsyth County, Georgia property's rent, loan, taxes and insurance to see where it lands.
Principal and interest on a thirty-year amortization, plus taxes, insurance and HOA.
Enter the rent, loan amount, rate, taxes and insurance to see the coverage ratio.
Sources
- CFPB / FFIEC HMDA Data Browser — Forsyth County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 109 lenders and 316 loans: 2025 HMDA loan-level data rolled up to Forsyth County.
- Forsyth County investor-lender dataset (CSV) — All 25 lenders in the Forsyth County, Georgia table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Forsyth County's 2-, 3- and 4-bedroom fair market rents in the rent math, and the 3-bedroom rent its highest-price figure uses: HUD's FY2027 figures for the Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Forsyth County's median home value (B25077) and median property taxes paid (B25103) in the rent math, from the Census 2020–2024 ACS 5-year summary files.
- DSCR loan rates, Dominick Prevete — DSCR rental loans start from 7.25%, as of November 2026: the Instant Term Sheet's best-case scenario on the current rate sheets.