504 lending data
Which CDC and which bank do you need for a 504 loan in Georgia?
The CDCs and first-mortgage banks that actually closed SBA 504 projects in Georgia, including which pairs work together most often.
669 SBA 504 projects were approved in Georgia recently, at a median total project size of $2,176,000. The busiest CDC was Florida Business Development Corporation with 218 loans, and the most active first-mortgage bank was First-Citizens Bank & Trust Company.
You need two lenders, not one
This is the thing that trips up most first-time 504 borrowers. A 504 project is a stack: a bank provides roughly 50% as a first mortgage, a Certified Development Company provides roughly 40% as an SBA-backed second mortgage, and you put in about 10%. Both institutions have to approve, and they have to be willing to work with each other.
What 504 lending in Georgia looks like
Computed from SBA 504 loan-level FOIA data released 2026-06-30, covering projects approved fiscal years 2023 to 2026, using data released June 2026.
| Measure | Georgia | All 504 borrowers |
|---|---|---|
| Projects approved | 669 | 22,192 |
| Median CDC portion | $976,000 | $730,000 |
| Median total project | $2,176,000 | $1,642,000 |
| Median term | 25 years | 25 years |
| Share to newer businesses | 24.7% | 16.5% |
| Charge-off rate, mature cohorts | 12.9% | 8.0% |
| Jobs supported | 7,355 | 235,155 |
Which CDCs are active in Georgia
CDCs are non-profits licensed by the SBA, and they are regional — most serve a defined territory. These are the ones actually closing projects here.
| CDC | 504 loans, fiscal years 2023 to 2026, using data released June 2026 |
|---|---|
| Florida Business Development Corporation | 218 |
| Capital Partners Certified Development Company | 160 |
| Small Business Access Partners, Inc | 117 |
| Georgia Certified Development Corporation | 50 |
| Florida First Capital Finance Corporation, Inc | 47 |
| CSRA Local Development Corporation | 32 |
| Small Business Assistance Corporation | 25 |
| Coastal Area District Development Authority, Inc | 12 |
Which banks write the first mortgage
The bank half of the stack is a conventional commercial mortgage on the bank's own terms. A bank that has closed dozens of 504s knows the process; one that has closed none will add weeks.
| Bank | 504 loans, fiscal years 2023 to 2026, using data released June 2026 |
|---|---|
| First-Citizens Bank & Trust Company | 27 |
| Ameris Bank | 24 |
| Renasant Bank | 23 |
| Truist Bank | 22 |
| Bank of America | 21 |
| Oconee State Bank | 21 |
| United Bank | 20 |
| The Huntington National Bank | 19 |
The pairings that actually close
This is the useful part, and it is not published anywhere else. Both lenders have to approve and coordinate two simultaneous closings. Pairs that have already done it together dozens of times are a materially smoother experience than assembling a new combination.
| CDC (second mortgage) | Bank (first mortgage) | Projects together |
|---|---|---|
| Florida Business Development Corporation | Oconee State Bank | 16 |
| Small Business Access Partners, Inc | JPMorgan Chase Bank | 16 |
| Florida Business Development Corporation | Truist Bank | 15 |
| Florida Business Development Corporation | Bank of America | 14 |
| Small Business Access Partners, Inc | Peach State Bank and Trust | 13 |
| Small Business Access Partners, Inc | First-Citizens Bank & Trust Company | 11 |
| Capital Partners Certified Development Company | Bank Five Nine | 10 |
| Florida Business Development Corporation | Harvest Commercial Capital, LLC | 10 |
How to use this
- Call two CDCs from the table above. Ask whether your project type and county are in their territory, and what their current turnaround is.
- Ask each CDC which banks they close with most. Compare their answer to the pairings table — if it matches, you are on a well-worn path.
- Check the occupancy rule before anything else. You must occupy at least 51% of an existing building, or 60% of new construction. Investment property is not eligible.
- Order the appraisal and Phase I environmental early. They are the most common cause of a delayed 504 closing.
- Understand the rate timing. The CDC portion prices at a debenture sale after closing, not at approval. See the rates page for current levels.
Compare other states
- Busiest 504 markets: California, Florida, Texas, Illinois, Utah, Minnesota, Massachusetts, New York