Flip financing for one of the fastest-growing states: up to 95% of purchase and 100% of rehab (or 90% of purchase and 100% of construction on fix and flip, fix-to-rent or value-add projects), to 75% of ARV, across Charleston, Columbia and Greenville.
A fix and flip loan is short-term project financing for a buy-renovate-sell deal. Rather than your income, we underwrite the business plan – what you pay, what the rehab costs, and the after-repair value (ARV). South Carolina is one of the fastest-growing states in the country, with a statewide median near $355,000 (up ~7%). Columbia is affordable around $225,000, Greenville near $525,000 and climbing, and Charleston the premium coastal market – value inland, premium on the coast.
The model keeps your own capital small and your South Carolina flip velocity high, so you can run several projects a season and exit cleanly with a sale or a refinance into a rental.
After-repair value – your finished, sold price. Every loan dollar is sized against it.
The ceiling: total loan generally stays within 75% of ARV, leaving room for profit.
Your renovation budget – funded 100% and reimbursed in draws as work is completed.
Holding costs – interest, insurance, taxes, utilities – every month until you sell.
| Purchase financing | Up to 95% LTC (loan to cost), or 90% of the purchase price and 100% of the rehab or construction budget on fix & flip, fix-to-rent or value-add projects |
|---|---|
| Rehab financing | 100% of the rehab funds, released in draws |
| Total loan vs. ARV | Generally held within 75% of the after-repair value |
| Refinance / cash-out | Refinance up to 90% LTV; cash-out up to 75% |
| Rate & payments | From 9.99%, interest-only during the flip |
| Term | 12-36 months; extensions available; no prepayment penalty |
| Credit / docs | 620+; no income or W-2 documentation on investment properties |
| Exit | Sell the finished home, or refinance into a 30-year DSCR rental |
Target under-market South Carolina homes where comps support your ARV and end-user demand is real.
Close in as fast as 5 days with 95% of purchase and 100% of rehab committed – or 90% of purchase and 100% of construction on fix and flip, fix-to-rent or value-add projects.
Draw your rehab budget in stages as work passes inspection, so you front far less and keep the crew moving.
List and sell into South Carolina demand, or refinance into a 30-year DSCR loan and keep it as a rental.
A representative South Carolina project funded with 95% of purchase and 100% of rehab, underwritten within 75% of ARV:
| Purchase price | $240,000 |
|---|---|
| Loan at 95% of purchase | $288,000 · your money in: $12,000 |
| Rehab budget (100% funded, by draw) | $60,000 |
| After-repair value (ARV) | $400,000 · total loan is 72% of ARV |
| Interest (10.5% IO, ~6-month flip) | − $15,120 |
| Points & closing (est.) | − $9,760 |
| Sale costs (~6.5% of ARV) | − $26,000 |
| Estimated net profit | ≈ $53,120 |
| Cash in the deal | ≈ $21,760 |
Illustrative for 2026, not a guarantee or an offer. Figures vary by property, market and experience. High leverage magnifies gains and losses. Business-purpose only. Consult your CPA. Equal Housing Lender.
Assumes 95% of purchase + 100% rehab, 2 points, ~$4,000 closing/reserves and 6.5% sale costs. Estimate only.
| Market | Why flippers target it |
|---|---|
| Columbia | ~$225K capital with the new Scout Motors plant. |
| Greenville | Booming Upstate near BMW Spartanburg. |
| Charleston | Premium coastal market; Boeing anchor. |
| Spartanburg | BMW’s $26.7B, 42,000-job footprint. |
| Myrtle Beach | Coastal tourism and vacation-rental demand. |
| City | Why it ranks for 2026-2027 returns |
|---|---|
| Columbia | Affordable capital with Scout-driven upside. |
| Spartanburg | BMW-anchored value entry. |
| Rock Hill | Charlotte-metro growth demand. |
| Myrtle Beach | Coastal STR and tourism returns. |
| Florence | Value with steady rents. |
South Carolina’s 2027-2028 catalysts: Scout Motors’ Blythewood EV plant (production as early as 2027), BMW Plant Spartanburg ($26.7B/year, 42,000+ jobs), and Boeing Charleston anchoring aerospace.
Buying near these job engines now positions your exit into the demand they create – Fund a South Carolina flip near the growth →
95% of purchase + 100% rehab; 12-36 month interest-only.
Larger renovation budgets funded in structured draws for down-to-studs projects.
90% of purchase plus 100% of construction for South Carolina infill and spec builds.
Flip, then refinance into a 30-year DSCR loan and keep the cash-flowing rental.
Refinance up to 90% LTV or cash out up to 75% to fund the next deal.
Scale several South Carolina flips at once with repeatable, deal-by-deal funding.
We fund flips in every South Carolina market. Don’t see your city? Send us the deal and we’ll price it.
Up to 95% of the purchase price plus 100% of the renovation – or 90% of the purchase and 100% of the construction on fix and flip, fix-to-rent or value-add projects – with the total loan generally within 75% of the after-repair value.
In draws. You fund the work, then we reimburse each stage as it is completed and inspected, keeping your out-of-pocket low.
12-36 month interest-only, with extensions available and no prepayment penalty. Refinances go up to 90% LTV and cash-out to 75%.
From comparable sales of similar recently renovated homes near your project, supported by an appraisal.
620+ credit and no income or W-2 documentation on investment properties – we underwrite the deal, so first-time and foreign-national flippers are welcome.
As fast as 5 days on a clean file, because we qualify the project rather than your income.
Refinance the finished home into a 30-year DSCR loan with us – the BRRRR exit is built in from day one.
Send us the purchase price, rehab budget and ARV and get real terms fast – no income docs, no hard credit pull to quote. Business-purpose investor financing from $75,000 to $20 million+, first-time and foreign-national flippers welcome.
Scout Motors, BMW and migration keep South Carolina’s 2027-2028 demand strong. Flip value in Columbia and the Upstate near the plants and premium on the coast, then exit into growth.
Market and profit figures are third-party estimates for 2026-2028, vary by source and submarket, and are not guarantees.
South Carolina is one of the fastest-growing states in the nation, with a statewide median near $355,000 and standout metros in Columbia (affordable), Greenville (booming) and Charleston (premium coastal).
Advanced manufacturing drives the job story: Scout Motors’ Blythewood EV plant begins production as early as 2027, BMW’s Plant Spartanburg pumps $26.7 billion a year into the state and supports 42,000-plus jobs, and Boeing anchors Charleston – sustaining housing demand into 2028.
South Carolina fix & flip rates, advances, ARVs and terms shown are illustrative for 2026, subject to change, and depend on the property, credit, experience and program. Business-purpose, non-owner-occupied investment properties only. Not a commitment to lend. Equal Housing Lender.
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