Hard Money Lenders in Hilton Head Island, SC | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inHilton Head Island, South Carolina

Fix and flip, DSCR rental and new construction financing for Hilton Head Island 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 Hilton Head Island 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 Hilton Head Island deal right now

Prefilled with a realistic Hilton Head Island 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 Hilton Head Island

Hilton Head Island is a resort island where most houses sit inside gated communities the locals still call plantations, each with its own property owners association. The flip stock is 1970s and 1980s cedar and stucco contemporaries, golf course homes and villas, often owned for decades and never updated. Buyers are mostly retirees and second-home owners, and a lot of them pay cash.

Two rulebooks sit on top of every Hilton Head deal. The first is the community’s: gated communities have architectural review boards that approve exterior colors, roofs, decks and landscaping, and contractors need gate passes to get in. The second is flood: if the house is in a flood zone and your renovation costs more than half the value of the structure, FEMA’s substantial improvement rule can require you to bring the whole house up to current flood elevation. Get both answers before you set the scope.

A real term sheet

What a Hilton Head Island deal looks like on paper

Hilton Head Island example: $500,000 purchase, $100,000 rehab, $850,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1980s cedar-sided contemporary on the north end: rotted trim and decks replaced, new roof, kitchen, baths and new flooring throughout. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$525,000
Cash to close$97,577
Proof of funds to show$147,488
Where the $97,577 goes
  • Down payment (15% of the purchase)You$75,000
  • Origination (0.5%)Lender$2,625
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$5,125
  • Title and closing (estimate at Texas rates)Title$4,930
  • Prepaid interest (15 days)Lender$1,658
  • Property insuranceInsurer$5,700
  • AppraisalAppraiser$550

Interest while you rehab: $3,361 a month on the $425,000 funded at closing, $4,152 once every draw is out. Proof of funds is cash to close plus $25,000 of rehab reserve and $24,911 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 Hilton Head Island

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 Hilton Head Island prices sit right now

Before we price a Hilton Head Island 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 Hilton Head Island median sale price at $815K for the three months ending September 2026, up 9.1% from a year earlier, with homes selling after about 54 days on the market, compared with 63 days a year earlier.

Median sale price, Hilton Head Island (Redfin, 3 months to Sep 2026)$815K
Days on market, Hilton Head Island (Redfin)54
Year over year change in median (Redfin)+9.1%

Sources: Redfin, Hilton Head Island housing market

Underwriting

How a Hilton Head Island file actually gets priced

Appraisers compare inside the same community and the same product type: a Sea Pines house against Sea Pines, a villa against villas, oceanside against oceanside. Condos and villas add a layer, because many of the island’s complexes are rented out as vacation units, and a lender has to check whether the project meets its condo rules. A non-warrantable complex can still be financed, just with fewer lenders and different terms.

Salt air, humidity and termites go after wood trim, decks and siding, so look under the house and behind the cedar. Much of the island sits in a mapped flood zone, and both flood and wind insurance can be a large line in the carry, so price them before you buy. Hurricane season runs June through November. The Town of Hilton Head Island requires a short-term rental permit, and community rules can add their own limits.

The exit

Who buys your finished Hilton Head Island deal

The finished house sells to a retiree from the Northeast or Midwest, a second-home buyer or a buyer who will rent it part of the year, and many pay cash. They want low maintenance: composite decks, new roof, impact-rated or well-protected windows, an updated kitchen. Price against closed sales in the same community. A DSCR loan on a long-term or vacation rental is a common hold, sized on the rent the lender will count.

After you apply

Your whole loan, in one portal

Apply once and the whole Hilton Head Island 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 Hilton Head Island

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Hilton Head Island.

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 Hilton Head Island

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

North end and Hilton Head Plantation (29926)Spanish Wells and Squire Pope (29926)Palmetto Dunes and Shelter Cove (29928)Sea Pines and the south end (29928)Mid-island near Coligny (29928)
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

Hilton Head Island hard money FAQ

Do you lend hard money in Hilton Head Island?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Hilton Head Island 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 Hilton Head Island?
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 Hilton Head Island hard money loan close?
As little as 72 hours. Most Hilton Head Island 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 Hilton Head Island flip?
The worked example on this page is a $500,000 Hilton Head Island purchase with a $100,000 rehab and a $850,000 after repair value at 730 credit, first flip: $75,000 down (15% of the purchase) and $97,577 total cash to close, with $147,488 of proof of funds to show the lender. The lowest down payment for a first flip in Hilton Head Island 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 Hilton Head Island?
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 Hilton Head Island fix and flip loan?
One Hilton Head Island 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 Hilton Head Island flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Hilton Head Island 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 DSCR loan on a Hilton Head Island rental?
Yes. A DSCR loan qualifies on the property’s rent against the payment, taxes, insurance and dues, not on your income. On Hilton Head the insurance and HOA dues are often large, so get real quotes first. Some DSCR lenders will count vacation rental income; others want a long-term lease. We match the file to the right one.
Can I get a fast bridge loan on Hilton Head Island?
Yes. A bridge or purchase loan can close quickly on a clean title, insurance in place and the community’s approval where it applies. The page shows how fast each program closes. Gate access and architectural review can add time on the renovation side, so plan for them in your hold. 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%).
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 Hilton Head Island deal →
Keep reading

Before you sign anything

Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
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 →
Hard money in Savannah →Hard money in Charleston →All South Carolina coverage →

More South Carolina city guides

Columbia →Florence →Greenville →Mount Pleasant →Myrtle Beach →

Ready to fund your Hilton Head Island deal?

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

Start application →Get a pre-approval letter