How to Syndicate an Apartment Deal in Georgia: A Sponsor Guide
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To syndicate an apartment deal in Georgia, you form the deal LLC (or register an outside LLC with the Georgia Secretary of State), raise under Rule 506(b) or 506(c), and file a Form D notice with a $260 fee through NASAA's EFD for the Georgia Securities Division, generally within 15 days of your first Georgia sale. Georgia then asks for a yearly LLC registration, has its own dispossessory process for evictions and assesses property every year.
This is the Georgia version of our general syndication guide. It covers what changes when the building, the investors or both are in Georgia. It is general information, not legal advice.
What is the Georgia Rule 506 notice filing?
Georgia treats Rule 506 interests as federal covered securities and wants a notice. You file the SEC Form D copy and the fee through the NASAA Electronic Filing Depository (EFD) for the Georgia Securities Division. DoorRaise's state data, from NASAA's fee schedule, lists the Georgia fee as $260: $250 plus a $10 processing fee, with no separate late fee listed. The common state deadline is 15 calendar days after the first sale in the state, counted from the day the Georgia investor is committed. EFD shows the exact amount before you pay, and that amount wins. The general framework is in blue sky notice filings and every state's fee is in blue sky fees by state.
How do you form the deal LLC in Georgia?
A Georgia LLC is formed by filing Articles of Organization with the Georgia Secretary of State's Corporations Division; the published fee is $110 ($100 plus a $10 service charge). An LLC formed in another state that will own Georgia property files an application for a Certificate of Authority, published at $235 ($225 plus the $10 service charge), with a certificate of existence from its home state. Georgia LLCs file an annual registration each year, published at $60 ($50 plus the $10 service charge) and due between January 1 and April 1. Verify these on the Secretary of State fee schedule. Choosing the state of formation is covered in forming an LLC for a syndication and foreign qualification in the property state.
What Georgia landlord and tenant rules should a sponsor know?
Georgia's landlord and tenant law is in Title 44, Chapter 7 of the Official Code. A landlord must return a security deposit within 30 days after the tenancy ends, with a written list of any deductions (44-7-34). Georgia does not use a "notice to pay or quit" with a fixed number of days; a landlord must demand possession before filing a dispossessory case in magistrate court (44-7-50), and the lease usually sets the grace and notice terms. Ending a tenancy at will takes 60 days' notice from the landlord and 30 days from the tenant (44-7-7). Georgia also bars local governments from adopting rent control (44-7-19), which keeps underwriting rent growth simpler than in some states. See rent control laws for apartment investors.
How does Georgia property tax work when an apartment building sells?
Georgia assesses property each year at 40% of fair market value, and counties mail assessment notices with a 45 day window to appeal. A sale does not freeze or reset anything on its own, but a new purchase price is strong evidence of value for the assessor, so underwrite taxes off the purchase price. Appeal rights and timing are in appealing property tax on an apartment building, and the underwriting side is in property tax reassessment in apartment underwriting.
Does Georgia tax the deal LLC or its investors?
Georgia taxes income earned in the state. An LLC taxed as a partnership generally must withhold Georgia income tax on a nonresident member's share, unless the member files an exemption form, so out of state investors may see Georgia withholding and need a Georgia return. Plan for this early with your CPA; the investor side is in state tax returns for nonresident syndication investors.
How DoorRaise fits in
DoorRaise helps sponsors raise equity for apartment buildings from their friends and followers under Rule 506(b) or 506(c), with verified accredited investors only. Investors fund by wire into escrow. By default DoorRaise files the property's state notice; on new deals, the first investor from another state pays that state's filing fee by card when they sign, and later investors from that state pay nothing. See pricing or how it works.
FAQ
How much is the Georgia Rule 506 notice fee?
$260: $250 plus a $10 processing fee, per NASAA's fee schedule. EFD shows the final amount before you pay.
When is the Georgia notice due?
Generally 15 calendar days after the first sale to a Georgia investor. One filing covers the offering.
Do I need a Georgia LLC?
No. An LLC from another state can own the property if it holds a Georgia Certificate of Authority.
Can Georgia cities adopt rent control?
No. State law bars local rent control.
Sources
- Georgia Secretary of State: Securities Division
- NASAA: Form D fee schedule
- Georgia Secretary of State: Corporations Division
- Georgia Secretary of State: register a foreign entity
- Georgia Department of Revenue
- Official Code of Georgia, Title 44, Chapter 7
This article is general information as of November 2026, not legal, tax or investment advice. State laws and fees change: confirm with the state agency and your own attorney before you file. DoorRaise is not a law firm, broker-dealer, investment adviser or funding portal.