Hard Money Lenders in Greenville, SC | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inGreenville, South Carolina

Fix and flip, DSCR rental and new construction financing for Greenville 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 Greenville 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 Greenville deal right now

Prefilled with a realistic Greenville deal. Change any number and it reprices instantly on the lanes licensed in South Carolina, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Greenville

Greenville grew up as a textile town, and its flip stock still looks like it. The mill villages that ring downtown, Judson, Brandon, Poe, Monaghan and Woodside among them, are rows of small 1900s to 1920s frame houses on piers. Downtown’s Main Street and the Swamp Rabbit Trail made those villages desirable again, and BMW, Michelin and Prisma Health keep buyers coming.

The Greenville deal starts with which Greenville. The city limits are small, and most “Greenville” addresses are in unincorporated Greenville County, with different permits, inspectors and taxes. Then there’s the mill house itself: two bedrooms, one bath, small rooms. The flips that sell add a bath or open the plan inside the footprint, and the ones that struggle try to make a mill house into something it isn’t.

A real term sheet

What a Greenville deal looks like on paper

Greenville example: $175,000 purchase, $60,000 rehab, $330,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1920s mill house in Judson on brick piers, with a rotted back porch, original wiring and a single bath to rework. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$208,750
Cash to close$38,051
Proof of funds to show$64,156
Where the $38,051 goes
  • Down payment (15% of the purchase)You$26,250
  • Origination (0.5%)Lender$2,000
  • Doc prepLender$749
  • Broker fee (1%)Broker$2,088
  • Title and closing (estimate at Texas rates)Title$3,367
  • Prepaid interest (15 days)Lender$814
  • Property insuranceInsurer$2,233
  • AppraisalAppraiser$550

Interest while you rehab: $1,176 a month on the $148,750 funded at closing, $1,651 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $9,905 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 Greenville

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%75% of ARV12 months5-14 days
First Flip, 10% Down110%680+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%680+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. Loans of $150,000 and up. Smaller loans are priced per file. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. 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. Loans of $150,000 and up. Smaller loans are priced per file. Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. 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 Greenville prices sit right now

Before we price a Greenville 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 City of Greenville median sale price at $492K for the three months ending September 2026, down 8.8% on a year earlier, with homes selling in around 71 days; that number is pulled up by downtown and Augusta Road. Zillow’s average home value for the city is $328,460, up 1.6%. In 29611, which covers Judson and the western mill villages, Redfin’s median is $289K.

Median sale price (Redfin)$492K
Days on market (Redfin)71
Typical home value (Zillow)$328,460
29611 median sale (Redfin)$289K

Sources: Redfin, Greenville housing market · Zillow, Greenville home values · Redfin, 29611 housing market

Underwriting

How a Greenville file actually gets priced

Greenville’s city median is pulled up by downtown and the Augusta Road area, so we never price a mill house off it. We set the after repair value on renovated mill houses in the same village or the next one over, matched on bath count and square footage. Selling times have stretched this year, so we check how long the comps sat. On pier foundations, we want the crawl space, the piers and the sill plates looked at before the budget is final.

The Reedy River, Brushy Creek and Richland Creek all run near the flip neighborhoods, and the Reedy floods after heavy rain, so pull the flood zone first. Mill houses bring termite damage, settled piers, old wiring and lead paint. And plan for the tax bill if you might hold. South Carolina assesses a legal residence at 4% of value but a rental or second home at 6%, so a house you rent pays half again as much in property tax as the owner-occupant next door.

The exit

Who buys your finished Greenville deal

The finished Greenville mill house sells to a young buyer who wants to walk to the trail or downtown, or to someone relocating for a job at BMW, Michelin or the hospital system. They pay for character and a second bath. Watch the new construction in Berea and the county, which competes for the same buyer at a similar price. If the sale is slow, a long-term rental on a DSCR loan works, with the higher rental tax in the numbers.

After you apply

Your whole loan, in one portal

Apply once and the whole Greenville 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 Greenville

Fix & Flip

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

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 680+ 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 Greenville

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

Judson and Brandon Mill (29611)Poe Mill and Monaghan Mill (29609 / 29611)Village of West Greenville (29601 / 29611)Sans Souci (29609)Nicholtown (29607)Berea (29617)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three 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

Greenville hard money FAQ

Do you lend hard money in Greenville?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Greenville 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 Greenville?
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 Greenville hard money loan close?
As little as 72 hours. Most Greenville 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 Greenville flip?
The worked example on this page is a $175,000 Greenville purchase with a $60,000 rehab and a $330,000 after repair value at 730 credit, first flip: $26,250 down (15% of the purchase) and $38,051 total cash to close, with $64,156 of proof of funds to show the lender. The lowest down payment for a first flip in Greenville is 10% down from 9.99% at 680+ 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 Greenville?
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 Greenville fix and flip loan?
One Greenville 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 Greenville flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Greenville 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.
Does a South Carolina closing need an attorney?
Yes. In South Carolina a licensed attorney has to supervise a real estate closing, so you’ll pick a closing attorney rather than a title company to run it. Line one up early, because the title search, the payoff and the loan documents all run through that office. We send the lender’s closing instructions straight to them.
Why does a rental in Greenville pay more property tax?
South Carolina assesses an owner-occupied legal residence at 4% of market value and everything else, rentals and second homes included, at 6%. The tax rate is the same, but the taxable value is half again as high. Budget the 6% number when you run a DSCR refinance, not the seller’s bill.
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 Greenville deal →
Keep reading

Before you sign anything

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 →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard money in Charlotte →Hard money in Atlanta →Hard money in Augusta →All South Carolina coverage →

Ready to fund your Greenville deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

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