Capital Kings LLC · Broker, not a lender

Fix and Flip Loans
in South Carolina

$34,666

cash to close a $205,000 Charleston flip

$40,000 of rehab, $305,000 after repair value, a first flip at 700 credit on the Fastest Close (3 days) program.

Loan: $224,500
Rate: 11.99%
Down payment (10% of purchase): $20,500

Purchase plus 100% of the rehab budget for South Carolina flips, funded through draws, with a term sheet before you commit. First flips welcome, 0% down once you have 2 completed flips and the deal fits under 70% of ARV. We broker Charleston, Columbia, Greenville and every county in between.

By Micah FosterProgram terms verified October 2026

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

ColumbiaState capitalThe Palmetto StateState nickname

What are fix and flip loan terms in South Carolina right now?

These are the terms on the programs we are quoting right now. Your actual terms depend on the property, your credit and your experience, and the term sheet shows the real numbers before you commit.

Rates from: 8.99%
Down on a first flip (of purchase + rehab); 0% with 2+ completed flips under 70% of ARV: 10%
Rehab funded via draws: 100%
Max loan: 75% ARV
Interest-only term, by program: 6-24 mo
To fund, by program: 72 hrs to 30 days

South Carolina fix and flip terms as of October 2026

These use the same math as our term sheets. Final terms depend on the property, your credit and experience, and what the lender approves. Read the full fix and flip guide for how the program works deal by deal.

Purchase plus 100% of the rehab budget, funded through draws. The program you land on depends on credit and how many flips you have completed.

Lowest rate on a first flip

Program: Best Rate
Down payment: 15%
Min credit: 700+
Experience: First flip OK
Rate: 8.99% to 9.49%
Max loan: 70% of ARV
Close: 5-14 days

Least down on a first flip

Program: First Flip, 10% Down
Down payment: 10%
Min credit: 660+
Experience: First flip OK
Rate: 9.99%
Max loan: 75% of ARV
Close: 21-30 days

Least down with completed flips

Program: 100% Financing, 2+ Flips
Down payment: 0% (100% financing)
Min credit: 620+
Experience: 2+ completed flips
Rate: 9.50% to 12.00%
Max loan: 70% of ARV
Close: 7-14 days

See all 6 programs

Program	Down payment	Min credit	Experience	Rate	Origination	Max loan	Term	Close
Best Rate	15% of purchase	700+	First flip OK	8.99% to 9.49%	0.5%	70% of ARV	12 months	5-14 days
First Flip, 10% Down¹	10% of purchase + rehab	660+	First flip OK	9.99%	2% to 2.25%	75% of ARV	12 months	21-30 days
7.5% Down, 3+ Flips²	7.5% of purchase + rehab	660+	3+ completed flips	9.99%	1.5% to 1.75%	75% of ARV	12 months	21-30 days
5% Down, 5+ Flips³	5% of purchase	660+	5+ completed flips	9.99% to 10.99%	2%	75% of ARV	9-24 months	10-14 days
100% Financing, 2+ Flips⁴	0% (100% financing)	620+	2+ completed flips	9.50% to 12.00%	2.5%	70% of ARV	9 months	7-14 days
Fastest Close (3 days)	10% of purchase	No minimum	First flip OK	11.99%	2%	75% of ARV	6 months	72 hours

Program notes (4)

Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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.
Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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.
Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

First flip in Charleston, 700 credit, lowest rate

$205,000 purchase · $40,000 rehab · $305,000 ARV · Best Rate program

Loan amount: $213,500
Down payment (15% down program, loan capped at 70% of ARV): $31,500
Rate: 9.49%
Origination (0.5%, $2,000 minimum): $2,000
Broker fee: $2,135
Lender fees: $1,989
Title, insurance, appraisal, prepaid interest: $6,946
Estimated cash to close: $44,570
Cash the lender wants to see in the bank: $66,701
Interest per month while you rehab: $1,372

First flip in Charleston, 700 credit, least cash to close

$205,000 purchase · $40,000 rehab · $305,000 ARV · Fastest Close (3 days) program

Loan amount: $224,500
Down payment (10% of purchase): $20,500
Rate: 11.99%
Origination (2%): $4,490
Broker fee: $2,245
Lender fees: $749
Title, insurance, appraisal, prepaid interest: $6,682
Estimated cash to close: $34,666
Cash the lender wants to see in the bank: $60,125
Interest per month while you rehab: $1,843

First flip in Charleston, 650 credit

$205,000 purchase · $40,000 rehab · $305,000 ARV · Fastest Close (3 days) program

Loan amount: $224,500
Down payment (10% of purchase): $20,500
Rate: 11.99%
Origination (2%): $4,490
Broker fee: $2,245
Lender fees: $749
Title, insurance, appraisal, prepaid interest: $6,682
Estimated cash to close: $34,666
Cash the lender wants to see in the bank: $60,125
Interest per month while you rehab: $1,843

Sized to the South Carolina market: the typical South Carolina home is worth about $306,323 and a starter home about $172,864 (Zillow Home Value Index, August 2026). Single family homes sold in a median of 70 days with 4.1 months of supply (Redfin, May 2026). So the example buys at about two thirds of the typical value, budgets a mid-range rehab and resells at the typical value.

Estimates on Capital Kings terms as of October 2026. Cash to close includes down payment, origination, broker fee, the lender's own fees (processing, underwriting, legal or doc prep), title, prepaid interest, insurance and appraisal. Rehab is funded 100% through draws on every program, but draws pay you back after each phase is done, so the lender also wants to see enough in the bank to front the first phase and cover a few months of payments. That is the bank figure on each card, and it is not money you spend at closing. Title is estimated from Texas title rates; your South Carolina title company quotes the real number.

What do you need to apply in South Carolina?

Purchase contract
Rehab budget or scope of work
Two months of bank statements showing the cash to close
Government ID
LLC documents if you are closing in an entity

How long does a fix and flip loan take in South Carolina?

Send the deal by text or through the application: address, purchase price, rehab budget, ARV and your credit range. We take it to the lenders that fund South Carolina flips at your credit and experience, and you get a term sheet with every fee before you commit. The fastest program closes in as little as 72 hours when title and insurance are ready, and the rest fund in up to 30 days once the file is complete. Rehab money is released in draws as each stage is inspected.

South Carolina, city by city

The South Carolina markets we fund most. Not on the map? We broker every county in the state, so send the deal and we place it.

Ctrl + scroll or click a crowded spot to zoom, drag to movePinch or tap a crowded spot to zoom, drag to move

What do common deals cost to close?

Each question has its own page with the worked example line by line and the sample term sheet. The figure is the answer on that page.

Questions about loans in South Carolina

How much down payment do I need for a fix and flip loan in South Carolina?

As of October 2026 in South Carolina: 10% down (of purchase plus rehab) on a first flip from 660 credit at 9.99%, and 15% down at 700+ credit for our best rate, 8.99% to 9.49%. Investors with 2+ completed flips in the last two years and about $75,000 in verified liquidity can go to 0% down (100% financing) at 620+ credit, 9.50% to 12.00%, when purchase plus rehab fits under 70% of ARV. Closing costs are still paid in cash. Rehab is 100% funded through draws on every South Carolina program.

What credit score do I need for a South Carolina fix and flip loan?

660+ for the 10% down program, 700+ for the best-rate program, and 660+ for a DSCR rental loan. Our fastest-close program has no minimum score. First flips are welcome in South Carolina with no completed deals required; completed flips unlock the programs with less than 10% down.

How much cash do I need to close a $205,000 flip in South Carolina?

On a $205,000 purchase with a $40,000 rehab and a $305,000 ARV, a first flip at 700 credit on the Best Rate program is about $44,570 cash to close ($31,500 down plus origination, broker fee, $1,989 of lender fees, title, prepaid interest, insurance and appraisal). At 650 credit on the Fastest Close (3 days) program it is about $34,666. Figures as of October 2026.

Does the loan cover the rehab budget?

Yes, 100% of the rehab budget on every South Carolina program. It is held back at closing and released in draws: you complete a stage, an inspector confirms it, the draw is wired. Budget for the first stage out of pocket.

How fast can a South Carolina fix and flip loan close?

As little as 72 hours. The fastest South Carolina programs fund in 5-14 days once the file is complete, and the rest take up to 30 days. The program closes in 72 hours at 10% down with no minimum credit score when title and insurance are ready.

Is Capital Kings a direct lender in South Carolina?

No. Capital Kings LLC is a mortgage broker. We work with a network of 400+ lenders, send your South Carolina deal to the ones that fit it, and lay out the rate and fees on a term sheet before you commit.

What else do we fund in South Carolina?

How do these loans actually work?

These guides use Texas deals for their examples, but the way the loans work, what lenders check and how to compare offers is the same on a South Carolina deal.

Next to South Carolina, we also lend in North Carolina and Georgia. See all 38 states we lend in →

Founder & CEO

Micah Foster

Micah worked as a loan officer at a direct hard money lender before he started Capital Kings in Houston, and he now runs it from Colorado Springs. He works with investors in 38 states, compares programs across his lender network and tells you what a deal will really cost before you sign anything.

Connect With Micah →

Ready to fund your South Carolina deal?

Text us the deal or send it through the application. We run it past the lenders that fit and send back a term sheet on your actual numbers, no full application needed to get started.

Start Application →Get a Pre-Approval Letter

Capital Kings LLC is a non-QM mortgage brokerage. We are not a direct lender. We take your scenario to direct lenders in our network and help you pick the one that fits. Loans in South Carolina are made by partner lenders that lend in South Carolina. All loans subject to underwriting approval. Rates, terms, and program availability vary by lender and may change without notice. Hard money and DSCR loans are secured by real estate. Not for primary residences.

Fix and Flip Loansin South Carolina