EMD Funding in Georgia | Swift Deal Funding
How EMD Funding works in Georgia
EMD funding covers the earnest money deposit on your contract — typically $5,000 to $25,000 — so you can tie up a Georgia property without using your own working capital. We send the deposit directly to whoever holds escrow under your contract, usually within 24 hours of a complete application and confirmation. The EMD must be refundable under the contract’s inspection or due-diligence terms.
Atlanta drives Georgia’s wholesale volume as a top-three market nationally, with deal flow across Fulton, DeKalb, Gwinnett, Cobb and Clayton counties, plus Augusta, Columbus, Savannah and Macon. With a statewide median around $360,000 and metro Atlanta in the $390,000–$425,000 range, sellers expect serious earnest money — a funded deposit keeps you competitive across many deals without draining cash.
How EMD Funding closes in Georgia
Georgia is a wet-funding state and an attorney-closing state. Because a licensed Georgia attorney must conduct the closing — a title company cannot close the table here — your earnest money is commonly held by that attorney (or the listing broker) in escrow rather than an independent escrow company. Confirm who holds it before you submit. Wholesaling is permitted statewide if you disclose your equitable interest; there’s no wholesaler-licensing statute. Verify refundability and the escrow holder with your Georgia closing attorney.
Pricing
Two options on every EMD, regardless of state:
| Option | Upfront | At Close | Best For |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable cost (most popular) |
Example for Georgia: a $15,000 EMD under Option B costs $1,500 total, paid once, nothing at closing.
What you’ll need
- Fully executed purchase contract with refundable EMD language
- Escrow holder (closing attorney or broker) contact information
- Written confirmation that the EMD is refundable per contract terms
- Borrower ID
No credit, income, or tax-return checks. Georgia note: confirm whether the closing attorney’s firm or the broker holds the deposit so we wire to the right party.
A typical Georgia EMD scenario
An Atlanta wholesaler offers on a ranch home in Lawrenceville (Gwinnett County) and the seller wants a $12,000 earnest money deposit held by the closing attorney’s firm. We wire $12,000 within 24 hours, the contract is accepted, and the wholesaler assigns it to a flipper — without spending their own cash. Under Option B the cost is a flat $1,200, and the refundable deposit protects them if due diligence ends the deal.
Apply
Submit your contract and escrow holder contact online — under 10 minutes. Same-day wire is possible for complete files before 11 AM Eastern. We coordinate directly with your escrow holder.
Frequently Asked Questions
Where does my EMD go in a Georgia deal? +
Georgia is an attorney-closing state, so earnest money is typically held by the closing attorney or the listing broker in escrow rather than an independent escrow company. We send the EMD — usually $5,000 to $25,000 — to the holder named in your contract within about 24 hours of a complete application and written refundable confirmation. The deposit must be refundable under the contract's inspection or due-diligence terms. Confirm who holds it with your Georgia closing attorney.
Why do Atlanta wholesalers use EMD funding? +
Atlanta is a top-three US wholesale market and intensely competitive across Fulton, DeKalb, Gwinnett, Cobb and Clayton counties. A credible earnest money deposit helps your offer win, and EMD funding lets you put up $5,000 to $25,000 on multiple deals at once without tying up the cash you need for marketing and acquisitions in such a high-volume market.
How fast can you fund a Georgia earnest money deposit? +
We send the EMD to the contract's escrow holder within about 24 hours of a complete application and refundable confirmation, with same-day possible for files in before 11 AM Eastern. The application takes under 10 minutes — bring the executed contract with refundable EMD language, the escrow holder's contact, and ID. Coordinate with your closing attorney on who receives the deposit.
Apply for EMD Funding in Georgia
Submit your application online — same-day decisions for complete files before 2 PM Eastern.