Industrial Property Loans in Georgia
National industrial: indicative rates at September 28, 2026 index levels: roughly 6.9%–7.6% for permanent financing (middle half of repriced deals), priced over the 5-year Treasury at about +2.0–2.6%. $5M–$30M · 15–30 day typical close.
These ranges take the spreads on recently closed commercial real estate loans of $5M and up (closings reported through early September 2026) and apply them to Treasury and SOFR levels as of September 28, 2026 (U.S. Treasury, NY Fed). State-specific volume in observed closings is limited, so this is a national reference, not a state-only or property-specific figure. They are indicative market data, not an indication or offer of the rate or terms you will receive; your terms depend on the property, sponsor, market, and lender underwriting and will vary. Northern Ridge Capital arranges commercial real estate financing only (no residential) and is a licensed mortgage broker (CA DRE #02093377), not a lender. See full disclosures.
Georgia industrial financing starts at the Port of Savannah. The port handled 5.67 million TEUs in fiscal 2026, just short of the 5.7 million it moved the year before, and June 2026 volume ran 18% above June 2025 (Georgia Ports Authority, July 28, 2026). Every one of those containers gets stored, sorted and trucked somewhere, and a lender pricing a Georgia warehouse is really pricing how close it sits to that flow. Northern Ridge Capital places $5M–$30M industrial debt across Georgia (warehouse, distribution, flex and last-mile) and makes the lenders who want that location bid against each other.
Buying or refinancing a Georgia industrial property?
Talk to a debt broker →Where Georgia's freight actually moves in 2026
Savannah is the headline, but the port's rail network decides which inland submarkets get the cargo. The Georgia Ports Authority moved 541,405 containers by rail at Mason Mega Rail in fiscal 2026, the third straight year above half a million, and its Appalachian Regional Port in Northwest Georgia handled a record 49,319 containers, up 20% (GPA, July 2026). The newest piece is the Gainesville Inland Port, formerly called the Blue Ridge Connector. It opened on May 4, 2026, with Norfolk Southern rail to Savannah five days a week and a planned capacity of 200,000 containers a year at full build-out (Georgia Ports Authority). The Authority expects it to take about 26,000 truck round trips off the road in its first year and serve roughly 330 manufacturers in Northeast Georgia (GPA, March 24, 2026). For a lender, a building near one of those rail terminals has a freight story. A box with no port, rail or plant connection has to lean on its lease alone.
The Hyundai Metaplant, measured by hires
The big catalyst on I-16 is Hyundai Motor Group Metaplant America in Ellabell, Bryan County. The useful number for underwriting supplier and distribution space is jobs actually filled, not jobs announced. As of June 2026, the Metaplant and its seven on-site affiliates had confirmed 4,365 of 8,500 promised hires, and nine smaller suppliers in Bulloch, Effingham, Chatham, Bryan and Liberty counties had hired about 1,665 against a combined 5,200 (The Current, September 6, 2026). Regional economic development officials had expected a five- to seven-year ramp to full employment (Statesboro Herald), so a supplier building whose tenant is still hiring toward its target gets underwritten on the lease it has, not on the plant's eventual headcount.
New supply keeps targeting port access. Transwestern Development Company bought 30.65 acres in the Effingham County submarket for two buildings totaling 528,560 square feet with access to GA-21, I-95 and I-16, with construction scheduled to start in December 2025 and shell completion expected by year-end 2026 (Transwestern, December 1, 2025). Buildings like that deliver into the same corridor your existing building leases in, and lenders look at what is coming online near you.
What lenders check on a Georgia industrial building
Location on the map comes first. A distribution building with clean drayage to Garden City Terminal off I-16 or I-95, or one inside the Metaplant's supplier ring, reads very differently to a lender than a similar box with no port or plant tailwind. After that come clear height, truck-court depth, trailer parking and dock ratios, because those decide whether a modern tenant will renew or backfill the space. Then the lease itself: how many years remain against the loan term you're asking for. If the lease ends before the loan does, the lender sizes closer to what the building would earn re-leased, which is covered in more detail in what to do when an industrial refinance quote falls short.
A Georgia closing cost other states don't have
Georgia charges an intangible recording tax on long-term notes secured by real estate: $1.50 per $500 of the note's face amount, capped at $25,000 per note. The lender pays it at recording and can pass it through to the borrower (Georgia Department of Revenue). A $5 million note pays $15,000, and any note above about $8.33 million pays the full $25,000. Budget it on day one. Whether a short bridge note counts as long-term is a question for your closing attorney.
Worked example: a $12M Savannah-area distribution loan
Hypothetical building, round numbers. This shows how the math works. It is not a quote or a loan Northern Ridge arranged.
- Index: the 5-year Treasury par yield was 5.06% on September 28, 2026 (U.S. Treasury).
- Spread: the rate line at the top of this page shows Georgia industrial closings pricing at about +2.1% to +2.25% over that index. Hold the spread and move only the index, and 5.06% + 2.10% to 2.25% = 7.16% to 7.31%.
- Debt service: $12,000,000 at 7.16% to 7.31% on a 30-year amortization is about $973,600 to $988,200 a year. That's the number your net operating income gets tested against.
- Recording tax: $12,000,000 is above the $8.33 million cap point, so the intangible recording tax is $25,000.
The spread in that example comes from closings dated in the rate line, and it moves with the market and the building. Treat the result as a way to see how an index move flows through to your payment, then get real term sheets.
Typical Georgia industrial terms
| Loan size | $5M–$30M |
| Rate basis | Mostly fixed over the 5-yr Treasury; floating over SOFR available |
| Leverage | Commonly up to ~65–70% LTV/LTC, higher on well-located distribution with credit tenancy, deal-dependent |
| Term / amortization | 5, 7, or 10-year terms; 25–30-year amortization |
| Recourse | Non-recourse options on quality stabilized assets |
| Georgia-specific cost | Intangible recording tax, $1.50 per $500, capped at $25,000 per note |
| Close time | 15–30 days typical on a clean file |
Structure shown is typical, not a quote or commitment; actual terms are set by third-party lenders subject to underwriting. See disclosures.
When it fits
Acquisition near the port or the Metaplant
A buyer with debt lined up can close on the contract date. In Savannah's port submarkets and along I-16, that's often what separates the winning bid from the runner-up.
Refinance / maturing loan
A maturing loan still deserves a competitive process. If the lease runs out before the new loan would, expect a smaller first quote and take the file to lenders who underwrite rollover.
Permanent / stabilized
Life-company and CMBS lenders will fix long-term rates on stabilized Georgia distribution with credit tenants and good interstate access.
Value-add or specialized
Cold storage, heavy-power and older boxes being repositioned need a lender who underwrites the business plan, then a permanent takeout.
How we place Georgia industrial debt
We're a debt brokerage with $600M+ in deal experience across underwriting and brokerage, and a broker, not a lender. We underwrite your building the way a lender will (location, clear height, truck court, tenancy, drayage access), take it to the lenders actively competing for Georgia industrial from a network of 700+, and manage it through closing, which on a clean file typically takes 15–30 days. We're paid a 1% origination fee when the loan closes, and not before.
See what terms your Georgia industrial property can command.
Book a 15-minute call → or submit your dealGeorgia industrial loans: FAQ
What rate can I get on a Georgia industrial loan?
Taking the spreads on recent closings and applying them to index levels as of September 28, 2026, loans here would run roughly 6.9%–7.6% for permanent financing (middle half of repriced deals), priced over the 5-year Treasury at about +2.0–2.6%. That is indicative market data, not an offer; your rate depends on the asset, leverage, and sponsor. Contact us for a live quote.
How does the Port of Savannah affect my industrial loan?
Directly. Savannah handled 5.67 million TEUs in fiscal 2026 (Georgia Ports Authority), and lenders price a building partly on how easily it reaches that cargo. Clean drayage to Garden City Terminal, or a rail link through Mason Mega Rail, the Appalachian Regional Port or the new Gainesville Inland Port, gives a lender a demand story beyond the current lease.
Does the Hyundai Metaplant help a supplier building get financed?
It helps when the tenant is real and paying. Lenders underwrite the lease in place. As of June 2026 the Metaplant campus had confirmed 4,365 of 8,500 promised hires and nine off-site suppliers about 1,665 of 5,200 (The Current), so a building leased to a supplier still ramping up gets sized on its signed lease, not the plant's projections.
What is Georgia's intangible recording tax on a commercial loan?
$1.50 per $500 of the note's face amount, capped at $25,000 per note, on long-term notes secured by Georgia real estate (Georgia Department of Revenue). The lender pays it at recording and may pass it to you. Any loan above about $8.33 million hits the $25,000 cap.
Does my building's location and specs really change my loan?
In Georgia industrial, more than most. Lenders weigh proximity to the port, the interstates, rail and labor, then look at clear height, truck-court depth, trailer parking and dock ratios, because those decide whether a modern tenant will lease the space.
How much can I borrow?
From $5 million to $30 million, commonly up to ~65–70% LTV/LTC and higher on well-located distribution with credit tenancy, depending on the asset and sponsor.
Is Northern Ridge Capital a lender?
No, we're a commercial mortgage broker (CA DRE #02093377). We place your deal with the right lender from a network of 700+ and make them compete. Commercial real estate only.
About
Justin Ashcraft is the president of Northern Ridge Capital, a commercial real estate debt brokerage placing $5M–$30M in multifamily, retail, and industrial financing nationwide within its licensed footprint, with $600M+ in deal experience across underwriting and brokerage. Licensed in California, DRE #02093377.
Lenders want Georgia industrial. Make them compete for yours.
Book a 15-minute call →Northern Ridge Capital is a licensed commercial mortgage broker (CA DRE #02093377), not a lender, and arranges financing on commercial real estate only (no residential). Rates and figures reflect actual closed transactions as of the date noted and are not an indication or offer of terms. For informational purposes only; not financial, legal, or tax advice. Full disclosures.