Hard Money Lenders in Florence, SC | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inFlorence, South Carolina

Fix and flip, DSCR rental and new construction financing for Florence investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Florence deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
72 hrs
To close at the fastest, 5-14 days typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in South Carolina
Run the numbers

Price a Florence deal right now

Prefilled with a realistic Florence deal. Change any number and it reprices on the programs that lend in South Carolina, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

The market

Financing a deal in Florence

Florence is the hub of the Pee Dee, where I-95 meets I-20, and its economy runs on two big hospital systems, Francis Marion University, distribution centers and manufacturing in the county. Entry prices are low next to the coast and Columbia, and the flip stock is mostly 1950s to 1970s brick ranches with hardwood under the carpet. It is a value market where the numbers work on modest rehabs.

The hospitals are the anchor. Doctors, nurses and staff are a big share of buyers and renters, so houses with an easy drive to the medical district do best. Keep the scope practical: a roof, a dry crawl space, updated kitchen and bath, and the original hardwoods refinished. Buyers here compare price first, and an over-built Florence flip sits.

A real term sheet

What a Florence deal looks like on paper

Florence example: $135,000 purchase, $45,000 rehab, $255,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1960s brick ranch near the hospitals: new roof, a crawl space vapor barrier, kitchen, bath, paint and refinished hardwoods. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$159,750
Cash to close$32,072
Proof of funds to show$53,152
Where the $32,072 goes
  • Down payment (15% of the purchase)You$20,250
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,125
  • Prepaid interest (15 days)Lender$448
  • Property insuranceInsurer$1,710
  • AppraisalAppraiser$550

Interest while you rehab: $907 a month on the $114,750 funded at closing, $1,263 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,580 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Florence

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10%No minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% and 2 to 3 points, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on every program and the broker fee is 1% with a $2,000 minimum. These are the numbers the instant term sheet uses as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

What we check first

Where Florence prices sit right now

Before we price a Florence flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Florence median sale price at $266K for the three months ending September 2026, up 1.1% from a year earlier, with homes selling after about 76 days on the market, compared with 86 days a year earlier.

Median sale price, Florence (Redfin, 3 months to Sep 2026)$266K
Days on market, Florence (Redfin)76
Year over year change in median (Redfin)+1.1%

Sources: Redfin, Florence housing market

Underwriting

How a Florence file actually gets priced

With a smaller comp pool, appraisers in Florence lean on recent closed sales in the same part of town and the same build era, and they will not use a West Florence sale to value a house in East Florence. Days on market run long here, so we build a realistic hold into the loan term rather than a best case. Keep the example loan above the program’s minimum, which can matter on a low purchase price.

Most older Florence houses sit on crawl spaces, and in this humid climate moisture, sagging floor joists and termites are the common findings. Budget for a vapor barrier and treatment. Low ground near the creeks that run through town, like Jeffries Creek, can be in a mapped flood zone, so check the FEMA map. Permits run through the City of Florence inside city limits and Florence County outside them.

The exit

Who buys your finished Florence deal

The finished house sells to a hospital employee, a teacher or a first-time buyer, often with FHA, VA or a USDA loan in the outer parts of the county. Those programs bring a condition review, so finish the house cleanly. Rents are steady thanks to the medical workforce, which makes a DSCR refinance a sensible Plan B on a house close to the hospitals.

After you apply

Your whole loan, in one portal

Apply once and the whole Florence loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Florence

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Florence.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

DSCR Rental

Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Florence

We broker deals across the whole Florence market. These are the submarkets investors ask us about most:

Downtown and Timrod Park (29501)West Florence along Second Loop (29501)South Florence (29505)East Florence (29506)Quinby (29506)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. About five minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in South Carolina, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Questions

Florence hard money FAQ

Do you lend hard money in Florence?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Florence scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in South Carolina, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Florence?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips); Fastest Close (3 days) (10% down, from 11.99%). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Florence hard money loan close?
As little as 72 hours. Most Florence fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Florence flip?
The worked example on this page is a $135,000 Florence purchase with a $45,000 rehab and a $255,000 after repair value at 730 credit, first flip: $20,250 down (15% of the purchase) and $32,072 total cash to close, with $53,152 of proof of funds to show the lender. The lowest down payment for a first flip in Florence is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Florence?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Florence fix and flip loan?
One Florence program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Florence flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Florence flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Can I get a hard money fix and flip loan in Florence, SC?
Yes. We broker fix and flip loans in Florence and across the Pee Dee, with the rehab funded in draws as the work is done. In South Carolina a first flip can be priced at 15% down with 700+ credit (from 8.99%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%). Because Florence prices are low, check that your loan clears the program minimum; the calculator shows it.
What should I budget for under the house on a Florence flip?
Plan on a crawl space inspection on every older house. Moisture, a missing vapor barrier, termite damage and soft floor joists are common here, and buyers’ inspectors look for them. Put the fix in the rehab budget so the draws cover it.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your Florence deal →
Keep reading

Before you sign anything

Draws
How construction draws and the rehab holdback actually work
Read article →
Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Hard money in Myrtle Beach →Hard money in Columbia →All South Carolina coverage →

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Charleston →Greenville →Hilton Head Island →Mount Pleasant →

Ready to fund your Florence deal?

Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.

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