HUD 232 Loans for Georgia Senior Care Facilities

HUD 232 loans offer Georgia assisted living facility owners access to the most favorable long-term financing available in the market. With non-recourse terms, 35-40 year amortization, and competitive fixed rates, HUD 232 financing is ideal for stabilized facilities in Atlanta, Savannah, and throughout Georgia.

Understanding HUD 232 Loans

What is HUD 232 Financing?

The HUD 232 program provides FHA-insured mortgage financing for:

• Assisted living facilities (Personal Care Homes in Georgia)
• Skilled nursing facilities
• Memory care communities
• Board and care homes
• Intermediate care facilities

Key Benefits of HUD 232

HUD 232 Loan Programs

Section 232 Refinancing (223(f))

Best for: Stabilized existing facilities

Key Features:

• Up to 85% loan-to-value
• 35-year fully amortizing term
• Non-recourse financing
• Fixed interest rate
• Minimum 3 years operating history required

Georgia Requirements:

• DCH license in good standing
• 85%+ occupancy for 12 months
• Positive cash flow history
• No major regulatory issues

Section 232 New Construction (232/241(a))

Best for: Ground-up development projects

Key Features:

• Up to 85% of replacement cost
• 40-year term available
• Includes construction period financing
• Non-recourse upon completion
• Davis-Bacon wage requirements

Georgia Considerations:

• Longer approval timeline (9-15 months)
• Detailed feasibility study required
• DCH pre-licensing coordination
• Market demand documentation

Section 232 Substantial Rehabilitation

Best for: Major renovation projects

Key Features:

• Rehabilitation costs must exceed $15,000/unit or 15% of value
• Up to 85% LTV
• 35-40 year terms
• Can include acquisition costs

HUD 232 Requirements for Georgia

Property Requirements

Eligible Properties:

• Licensed by DCH as Personal Care Home
• Minimum 20 beds (some exceptions)
• Meets HUD physical standards
• Adequate fire safety systems
• ADA compliant

Property Condition:

• Physical Condition Assessment (PCA) required
• Capital needs identified and funded
• No deferred maintenance issues
• Environmental clearance (Phase I ESA)

Borrower Requirements

Entity Structure:

• Single-asset entity required
• Typically LLC or LP structure
• HUD-approved organizational documents

Financial Requirements:

• Audited financial statements
• Demonstrated management capability
• Adequate working capital
• No recent bankruptcies or defaults

Operator Requirements

Management Experience:

• Minimum 3 years healthcare management experience
• Track record of regulatory compliance
• Financial stability
• HUD approval required

HUD 232 Loan Terms and Costs

Current Georgia HUD 232 Rates (2026)

Rates as of January 2026, subject to market conditions

Loan-to-Value Limits

HUD 232 Fees and Costs

The HUD 232 Process in Georgia

Timeline Overview

Step-by-Step Process

Phase 1: Pre-Application

1. Engage HUD-approved lender
2. Preliminary feasibility review
3. Gather required documentation
4. Order third-party reports
5. DCH licensing verification

Phase 2: Application Submission

1. Complete HUD application forms
2. Submit business plan and projections
3. Provide organizational documents
4. Include all third-party reports
5. Pay application fees

Phase 3: HUD Underwriting

1. HUD reviews application package
2. May request additional information
3. Site inspection (if required)
4. Firm commitment issued

Phase 4: Closing

1. Satisfy all commitment conditions
2. Final document preparation
3. HUD final endorsement
4. Loan closing and funding

HUD 232 by Georgia Region

Atlanta Metro Area

Market Characteristics:

• Largest concentration of eligible facilities
• Strong property values support high loan amounts
• Competitive HUD lender presence
• Premium locations command better terms

HUD 232 Considerations:

• Higher loan amounts typical ($5-25 million)
• Strong occupancy supports approval
• Multiple lender options for competitive terms

North Atlanta Suburbs

Market Characteristics:

• Premium property values
• Affluent demographics
• Excellent HUD lender coverage
• Strong market fundamentals

HUD 232 Considerations:

• Best HUD 232 terms in state
• Higher loan amounts ($5-20 million)
• Strong approval rates

Savannah/Coastal Georgia

Market Characteristics:

• Growing retiree market
• Moderate property values
• Good HUD lender presence
• Tourism economy considerations

HUD 232 Considerations:

• Typical loan amounts $3-10 million
• Strong market fundamentals
• Good approval rates

Secondary Markets (Augusta, Macon, Columbus)

Market Characteristics:

• Lower property values
• Smaller facilities may not meet minimums
• Limited HUD lender presence
• CCSP program important

HUD 232 Considerations:

• May need minimum 20-bed threshold
• Medicaid revenue stream considered
• Fewer lender options

HUD 232 vs. Other Financing Options

Comparison Chart

When to Choose HUD 232

Ideal Candidates:

• Stabilized facilities with 85%+ occupancy
• Loan amounts over $2 million
• Long-term hold strategy
• Desire to eliminate personal guarantee
• Strong management track record

May Not Be Ideal For:

• Facilities needing quick closing
• Properties with regulatory issues
• Turnaround situations
• Smaller facilities under 20 beds
• Short-term investment horizons

Georgia DCH and HUD Coordination

Licensing Requirements

HUD requires verification of:

• Current DCH license status
• Recent inspection results
• Compliance history
• Any pending enforcement actions

Regulatory Considerations

• DCH inspections must show compliance
• Any citations must be resolved
• Staffing ratios must meet state requirements
• Life safety code compliance required

Related Georgia ALF Resources

• Georgia ALF Loans Overview
• SBA Loans for Georgia ALFs
• Georgia ALF Refinancing Options
• Georgia ALF Regulations