Hard Money Loans in South Carolina
Short-term, asset-based real-estate financing for time-sensitive acquisitions and rehab projects. Expensive but forgiving on borrower qualification.
What Hard money loans are
Short-term (6-18 month) loans underwritten primarily on the property's after-repair value and the borrower's flip/project experience. Interest-only payments during the term; balloon at maturity (paid off by sale or refinance).
Underwriting and qualifying
Lender requires: 600+ FICO typical (some go lower), 10-20% cash to close, proof of reserves equal to 6 months of carry, project plan + scope of work. Funding in 7-14 days standard.
South Carolina-specific considerations
South Carolina's foreclosure timeline (judicial, ~150-180 days) directly affects hard money lender risk pricing. Shorter foreclosure timelines (Texas, Tennessee, Alabama) reduce lender loss-given-default and typically translate to 25-50 bps better pricing than longer-timeline judicial states (New York, Florida, Pennsylvania).
What financing looks like at South Carolina price points
In Greenville at a $329k typical home value, a flip with $30-50k rehab budget would require $263k-$329k in hard-money funding (purchase + rehab). At 11% interest + 2 points over a 6-month hold, financing cost runs $23k-$30k — meaningful but workable for flips projecting $30k+ profit.
South Carolina lender ecosystem
South Carolina has active national-lender presence for hard money financing — all major specialty lenders originate here. Local credit unions and smaller regional banks sometimes offer competitive non-traditional investment-property loans that compete on terms vs the national-DSCR product.
Best fit
Flippers, BRRRR rehab phase, time-sensitive acquisitions where 7-14 day close beats 30-day conventional. Borrowers with credit issues or non-traditional income.
When to use something else
Long-term holds (interest cost eats yield). Borrowers who qualify for cheaper financing should always use it.
Top South Carolina metros for Hard money-financed investing.
Common questions.
What's a typical Hard money rate in South Carolina?
9-13% + 1-4 points is the broad national range. South Carolina-specific pricing reflects the local lender ecosystem and judicial, ~150-180 days — longer judicial foreclosure timelines extend lender exposure and tend to push pricing toward the upper end of the national range. Always collect 5+ term sheets before committing.
Which South Carolina metros are best for Hard money-financed investing?
Based on our investor score across South Carolina markets we cover: Greenville, Columbia, Charleston top the list. Top pick Greenville runs $329k median with 5.58% gross rent yield — yield is tight, model the math carefully.
How does South Carolina's wholesale-assignment law affect Hard money deals?
Wholesale assignment is permitted in South Carolina. This indirectly affects hard money availability because wholesaler-sourced deals — common acquisition channels for hard-money and DSCR borrowers — flow through the local assignment-law framework. Investors closing wholesale-sourced properties should verify their title company handles assignment closings in compliance with South Carolina's rules.
Financing options in South Carolina.
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