Fifty Stones Capital Group closed a $14.75 million development loan in just 22 days, refinancing a distressed position and reigniting a 285-lot subdivision’s future.
The transaction refinanced a distressed $9 million balance that had reached the end of its term, allowing the sponsor to move forward with infrastructure and site work for 135 lots in Phase 1. The property, located along the rapidly expanding Highway 61 corridor in Paulding County, sits at the intersection of residential growth and infrastructure investment that has made the northwest Atlanta suburbs a magnet for builders and homebuyers alike. With rising demand and builder commitments already in place, the project’s timely completion was critical to securing a buyout from a national homebuilder within the next twelve months.
“Speed without structure is chaos,” said Mark Shea, the CEO of Fifty Stones Capital Group. “We deliver both. Our goal isn’t just to fund loans, it’s to engineer outcomes. Safe Future’s team earned our trust by staying transparent, responsive, and committed to execution.”
The request came through a repeat broker who had previously closed a successful transaction with Fifty Stones. Having witnessed the firm’s efficiency firsthand, the broker knew the lender’s platform was built for precisely these high-stakes, time-sensitive situations. Despite the borrower’s strong track record, the transaction presented substantial logistical challenges. Missing documents, outdated budgets, and jurisdictional complexities threatened to stall progress. Rather than delay for perfection, Fifty Stones mobilized its underwriting and legal teams in parallel, guiding the borrower step by step to cure deficiencies without losing momentum.
Because the property was located outside the lender’s home state, Fifty Stones engaged a local real estate attorney in the property County to serve as its legal extension on the ground. This attorney was retained specifically to expedite title verification, ensure local regulatory compliance, and reconcile jurisdictional differences that could otherwise slow execution. The borrower agreed to cover the retainer, and under the lender’s direction, the local counsel worked in direct coordination with Fifty Stones’ internal legal team in Atlanta.
“The local counsel wasn’t just a procedural formality,” explained Mark Shea, “They became our eyes and ears on the ground. That’s a model we use on nearly all of our out-of-state closings, it brings a human layer to the process and ensures that every document, every signature, every compliance checkpoint happens with absolute clarity. We believe in blending national efficiency with local accountability.”
The loan itself was structured with an annual interest rate of 9%, interest-only payments, and a fully funded interest reserve at closing to eliminate pressure on project cash flow during the construction period. There was no prepayment penalty, allowing the borrower full flexibility to exit upon the anticipated builder takeout. The loan was interest-only for the full term, aligning debt service with project milestones and cash availability.
With the loan now closed and site work advancing, the project is on track to deliver finished lots to a national homebuilder within the next twelve months. The successful execution underscores Fifty Stones Capital Group’s reputation for bridging the gap between opportunity and outcome, especially when time, compliance, and precision matter most.