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

Hard Money Lenders inMount Pleasant, South Carolina

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

Prefilled with a realistic Mount Pleasant 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 Mount Pleasant

Mount Pleasant is the affluent town across the Ravenel Bridge from Charleston. Strong schools, the marsh views and a short drive to downtown make it one of the most expensive places in the state. Flips here are large: 1970s and 1980s houses in Snee Farm, Hobcaw Point and Shemwood that need a full update to match newer neighborhoods.

East of the Cooper, the lot is the asset. A 1980s house backing onto marsh, a pond or the golf course in Snee Farm trades far above the same floor plan facing a busy connector road, and buyers will pay to fix a dated interior on the right lot. We look at the view, the elevation and the street before the kitchen, then size the after repair value on renovated houses with the same setting.

A real term sheet

What a Mount Pleasant deal looks like on paper

Mount Pleasant example: $680,000 purchase, $110,000 rehab, $1,130,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1980s two-story in Snee Farm with an original kitchen, wallpaper in the baths, a screened porch that needs rebuilding and an old HVAC system. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$688,000
Cash to close$129,842
Proof of funds to show$189,988
Where the $129,842 goes
  • Down payment (15% of the purchase)You$102,000
  • Origination (0.5%)Lender$3,440
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$5,940
  • Title and closing (estimate at Texas rates)Title$5,735
  • Prepaid interest (15 days)Lender$2,683
  • Property insuranceInsurer$7,505
  • AppraisalAppraiser$550

Interest while you rehab: $4,571 a month on the $578,000 funded at closing, $5,441 once every draw is out. Proof of funds is cash to close plus $27,500 of rehab reserve and $32,646 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 Mount Pleasant

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 Mount Pleasant prices sit right now

Before we price a Mount Pleasant 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 Mount Pleasant median sale price at $920K for the three months ending September 2026, up 2.2% on a year earlier, with homes selling in around 70 days. The median price per square foot is $405.

Median sale price (Redfin)$920K
Change from a year earlierup 2.2%
Days on market (Redfin)70
Median price per square foot$405

Sources: Redfin, Mount Pleasant housing market

Underwriting

How a Mount Pleasant file actually gets priced

Appraisers in Mount Pleasant match on subdivision, flood zone and lot, especially marsh or water views. Loans here are large, so a small percentage miss is a big dollar figure. We use recent closings in the same neighborhood and stay out of Charleston and Daniel Island comps. A South Carolina attorney runs the closing, so line one up early.

Much of Mount Pleasant sits near the marsh and Shem Creek, so check the flood zone and elevation; a big rehab in a mapped zone can trigger the substantial improvement rule. The town has a tree protection ordinance that limits removing large trees, which can affect additions or driveways. The Old Village is a historic district with its own review for exterior work. Many subdivisions have HOAs with design approval.

The exit

Who buys your finished Mount Pleasant deal

The finished Mount Pleasant house sells to a family moving for the East Cooper public schools, a physician commuting over the bridge to MUSC, or an out-of-state buyer trading a Northeast house for the marsh. Many skip financing altogether. Screened porches, outdoor kitchens and storage for boats and bikes matter here as much as the inside. Short-term rentals face strict town rules, so check before you count on one, and plan for a retail sale.

After you apply

Your whole loan, in one portal

Apply once and the whole Mount Pleasant 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 Mount Pleasant

Fix & Flip

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

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 Mount Pleasant

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

Old Village (29464)Snee Farm (29464)Hobcaw Point and Shemwood (29464)Brickyard and Park West (29466)I’On (29464)Belle Hall (29464)
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

Mount Pleasant hard money FAQ

Do you lend hard money in Mount Pleasant?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Mount Pleasant 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 Mount Pleasant?
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 Mount Pleasant hard money loan close?
As little as 72 hours. Most Mount Pleasant 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 Mount Pleasant flip?
The worked example on this page is a $680,000 Mount Pleasant purchase with a $110,000 rehab and a $1,130,000 after repair value at 730 credit, first flip: $102,000 down (15% of the purchase) and $129,842 total cash to close, with $189,988 of proof of funds to show the lender. The lowest down payment for a first flip in Mount Pleasant 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 Mount Pleasant?
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 Mount Pleasant fix and flip loan?
One Mount Pleasant 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 Mount Pleasant flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Mount Pleasant 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 remove trees on a Mount Pleasant lot?
Not freely. The town protects many large trees, and removing them can need a permit and replacement planting. That matters if your plan includes an addition, a garage or a new driveway. Walk the lot with the town’s rules in mind before you set the footprint.
Does a marsh or pond view change the after repair value in Mount Pleasant?
Yes, by a wide margin. Appraisers adjust heavily for marsh, pond and golf frontage, and buyers here shop for it. A view lot also tends to sit lower, so check the flood zone and the first floor elevation before you count on the premium. Compare against renovated sales with the same setting, not just the same subdivision.
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 Mount Pleasant 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 Charleston →Hard money in Myrtle Beach →Hard money in Savannah →All South Carolina coverage →

Ready to fund your Mount Pleasant deal?

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