Hard Money Loans South Carolina
Asset-based South Carolina hard money built for one of the fastest-growing states in the country – up to 95% of purchase, 100% of the rehab funded in draws, and closings in as little as 5 days across Charleston, Columbia and Greenville.
- Hard Money Loans South Carolina qualify on the property and the deal – not your tax returns
- Up to 95% LTC on the purchase and 100% of rehab costs reimbursed by draw
- Columbia and Greenville value-add, Charleston flips, coastal short-term rentals – close in as little as 5 days
- Interest-only payments; no prepay on most programs; close in an LLC
- Foreign-national and first-time investors welcome; loans from $75K to $20M+
- Charleston, Columbia, Greenville, Spartanburg, Rock Hill, Myrtle Beach and beyond
Free South Carolina Hard Money Quote
What is a South Carolina hard money loan?
A South Carolina hard money loan is short-term, asset-based financing secured by the property itself. We underwrite the deal – purchase, rehab budget and after-repair value (ARV) – not your income or tax returns, so you can close in about a week and pay interest only while you renovate and sell or refinance.
South Carolina is one of the nation’s fastest-growing states, with relentless out-of-state migration. Hard money lets you fund up to 95% of a Columbia or Greenville purchase and have 100% of your rehab reimbursed by draw, keeping your capital free to run several projects at once.
South Carolina hard money – the numbers that matter
| Loan-to-cost (purchase) | Up to 95% of the South Carolina purchase price for experienced flippers |
|---|---|
| Rehab financing | 100% of the renovation budget, released as construction draws |
| Max loan vs. ARV | Typically up to 75% of the as-repaired value |
| Rates | From 9.99%, interest-only during the hold |
| Points / term | About 1.5-3 points; 6-18 month terms with extensions |
| Credit | 620 minimum; no income or employment documentation |
| Property types | South Carolina SFR 1-4, condos, small multifamily, mixed-use, land/build |
| Loan amounts | $75,000 to $20 million and beyond |
| Vesting | Title in your LLC; first-time and foreign-national investors OK |
Why a South Carolina hard money loan wins deals – and builds returns
Speed in a growth state
South Carolina’s in-migration keeps demand strong, so a 5-day close wins Columbia, Greenville and Charleston deals.
95% LTC across SC price points
From $225K Columbia value plays to $525K Greenville homes, financing 95% of purchase keeps your down payment small.
100% of rehab, funded
We reimburse the full renovation budget by draw, so leverage drives strong returns on South Carolina flips.
Underwrite the deal, not you
No tax returns or W-2s. We qualify the South Carolina purchase, rehab and ARV, so first-time and foreign-national investors get a fair look.
Coastal + STR upside
Charleston and Myrtle Beach add premium coastal and short-term-rental demand.
A clean SC exit
Flip and sell, or refinance into a 30-year DSCR rental with the same lender – the exit is built in so your South Carolina project never stalls.
The South Carolina real estate market in 2026 – investor deep dive
South Carolina is one of the fastest-growing states in the country, and 2026 pairs migration with real regional spread. The statewide median sits near $355,000 (up ~7%), with Columbia remarkably affordable around $225,000, Greenville near $525,000 and climbing (metro population past 576,000), and Charleston the premium coastal market.
That spread – value in Columbia and the Upstate, premium exits on the coast – is the South Carolina investor’s edge. Smaller checks and 95% LTC stretch capital, and the play is to buy under-market in Columbia, Greenville and Spartanburg near the new plants and use hard-money speed to shorten the hold.
Top South Carolina markets for hard money in 2026-2027
Columbia
The capital’s affordability and the new Scout Motors plant make it a prime value-add market.
Greenville
Fast-growing Upstate metro near BMW Spartanburg with strong resale demand.
Charleston
Strict building limits and out-of-state demand keep values high; Boeing anchors jobs.
Spartanburg
BMW’s $26.7B-a-year footprint anchors affordable, dependable demand.
Rock Hill
Charlotte-adjacent growth drives strong flip and rental demand at value entry.
Myrtle Beach
Tourism and vacation-rental demand support flips and short-term rentals.
Sample South Carolina fix & flip – 95% LTC + 100% of rehab
A representative South Carolina flip financed with hard money. Leveraging 95% of the purchase and 100% of the rehab keeps the investor’s cash-in low and the project-level return high:
| Purchase price | $240,000 |
|---|---|
| Loan at 95% LTC (purchase) | $288,000 · investor down payment $12,000 |
| Rehab budget (100% financed, by draw) | $60,000 |
| After-repair value (ARV) | $400,000 |
| Interest (10.5% IO, ~6-month hold) | − $15,120 |
| Points & closing costs (est.) | − $9,760 |
| Selling costs (~6.5% of ARV) | − $26,000 |
| Estimated net profit | ≈ $53,120 |
| Cash invested (down + costs + reserves) | ≈ $21,760 |
Illustrative for 2026 and not a guarantee or an offer. Actual purchase, rehab, ARV, rate, points, taxes and sale costs vary by property, market, experience and program in South Carolina. High leverage magnifies both returns and risk. Business-purpose, non-owner-occupied only. Consult your CPA. Equal Housing Lender.
South Carolina hard money loan calculator
Estimate only. Assumes 100% of rehab financed, 2 points, ~$4,000 reserves/closing and 6.5% sale costs. Verify all figures with your South Carolina loan officer.
South Carolina hard money loan programs
Fix & Flip
Up to 95% LTC + 100% rehab; 6-18 month interest-only for buy-renovate-sell across South Carolina.
Bridge
Fast South Carolina bridge financing to acquire or reposition while you line up a permanent exit.
Value-Add / BRRRR
Single-family and small multifamily value-add on an asset-based, no-income-doc basis.
Cash-Out / Refi
Pull equity from a South Carolina property to fund your next acquisition or rehab.
Rental (DSCR) Exit
Refinance your finished South Carolina flip into a 30-year DSCR loan and keep it as a rental.
Ground-Up Construction
Lot plus vertical costs for infill and spec builds statewide.
South Carolina cities we fund
- Charleston
- Columbia
- Greenville
- Spartanburg
- Rock Hill
- Myrtle Beach
- Summerville
- North Charleston
- Florence
- Sumter
- Anderson
- Aiken
We fund all South Carolina markets – statewide, corner to corner. Don’t see your city? Send us the deal and we’ll fund it.
South Carolina hard money loan FAQ
How fast can you close a South Carolina hard money loan?
Clean deals with a complete file and clear title routinely close in as little as 5 days because we qualify the property and the deal, not your income.
Do you finance 95% LTC and 100% of the rehab in SC?
Yes – experienced South Carolina investors can access up to 95% of the purchase price and 100% of the renovation budget by draw, subject to staying within about 75% of ARV.
What credit and documents do I need?
Credit from 620 with no income documentation. We focus on the South Carolina purchase, rehab scope, ARV and your experience. Foreign-national and first-time investors are welcome.
What does a South Carolina hard money loan cost?
Rates start around 9.99% interest-only with roughly 1.5-3 points depending on leverage, experience and the deal, keeping monthly carry low during the hold.
Which South Carolina markets do you lend in?
Statewide – Charleston, Columbia, Greenville, Spartanburg, Rock Hill, Myrtle Beach and every market in between.
Can I roll a flip into a long-term SC rental?
Yes – refinance your finished project into a 30-year DSCR rental loan with us, with the exit built in from the start.
Do you lend near Scout Motors and BMW?
Yes – we finance Columbia/Blythewood projects near the new Scout Motors plant and the Upstate around BMW Spartanburg’s 42,000-job footprint.
Do you finance Charleston and Myrtle Beach short-term rentals?
Yes – coastal South Carolina vacation rentals qualify on an asset-based basis, with a DSCR refinance available to hold them.
Apply for your South Carolina hard money loan
Tell us about your South Carolina property – purchase price, rehab budget and ARV – and get real terms fast with no income docs and no hard credit pull to quote. Investor financing only: foreign-national and first-time investors welcome, close in an LLC, from $75,000 to $20 million+ statewide.
Get a Free South Carolina Hard Money Quote
South Carolina Real Estate Outlook 2027, 2028 and Beyond
South Carolina’s outlook for 2027 and 2028 is powered by advanced manufacturing and migration. Scout Motors’ plant in Blythewood is slated to begin EV production as early as 2027, BMW’s Plant Spartanburg pumps $26.7 billion a year into the state and supports 42,000+ jobs, and Boeing Charleston anchors aerospace – a jobs base that keeps housing demand strong into 2028.
As one of the nation’s fastest-growing states, South Carolina keeps drawing residents to Columbia, Greenville and the coast. Renovated homes meet real demand across affordable Columbia, the booming Upstate and premium Charleston, and low-to-mid entry prices give value-add investors room to profit.
For a South Carolina hard-money borrower, the strategy is to buy value in Columbia and the Upstate near the new plants and premium along the coast, then exit into migration-driven demand. Closing in as little as 5 days with up to 95% LTC and 100% of rehab funded lets you act on South Carolina’s growth through 2027, 2028 and beyond.
Population, migration and relocation figures are third-party estimates and public projections, vary by source and county, and are not guarantees.
South Carolina hard money rates, LTCs, ARVs, returns and terms shown are illustrative for 2026, subject to change, and depend on the specific property, credit, experience and program. Business-purpose, non-owner-occupied investment properties only. Not a commitment to lend. Equal Housing Lender.