The Palmetto State · Broker, not a lender

Hard Money &
DSCR Loans in South Carolina

Capital Kings brokers South Carolina investor loans: hard money, DSCR and bridge across Charleston, Columbia, Greenville, Myrtle Beach and Mount Pleasant.

By Micah Foster·Updated October 2026

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

400+lenders shopped for you37states servedReal brokernot a call center

ColumbiaState capitalThe Palmetto StateState nickname

What You Can Get in South Carolina

These are the ranges we're currently seeing. Your actual terms depend on the property, leverage, experience and loan program. Send us the deal and we'll price it with the lenders that fit.

8.99%

Rates from

0-15%

Down (0% with 2+ completed flips, when purchase + rehab fit under 70% of ARV)

75% ARV

Max loan

100%

Rehab funded via draws

1.0 DSCR

Rentals qualify from

72 hrs to 14 days

To fund

Loan Products

What We Fund in South Carolina

Charleston limits short-term rentals by neighborhood, so check the zoning before you count on Airbnb income. Greenville and Columbia are flips and long-term rentals. Myrtle Beach is vacation rental country, and those go to DSCR lenders that will count projected rent.

Fix & Flip

Hard Money for Flips

From 8.99%Up to 100% of purchase (2+ flips, under 70% of ARV)100% rehab

Purchase plus rehab on one loan, with the rehab money released in draws as the work gets done.

DSCR

Rental Property Loans

From 1.0 DSCR30-yr fixedNo W-2 or tax returns

Qualify on the rent, not your income. For South Carolina buy-and-hold and BRRRR investors.

Bridge

Bridge & Value-Add

12-24 moInterest-only

Short-term money to buy, fix up or stabilize a property until the long-term loan or the sale is ready.

New Construction

Ground-Up Construction

Up to 95% with a financed interest reserveSFR to small multifamily

Ground-up builds in South Carolina, from a single spec house to small multifamily.

Programs and pricing

What South Carolina investors actually get as of October 2026

These are the programs we shop for South Carolina deals and the terms they price at today. Same numbers as the term sheet you get after you apply. Capital Kings LLC is a broker, not a lender: we place the loan with the lender that fits, and every fee is on the sheet before you commit.

Fix and flip in South Carolina How the programs work

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. Rates from 8.99% in South Carolina.

Program	Down payment	Min credit	Experience	Rate	Origination	Max loan	Term	Close
Best Rate	15%	700+	First flip OK	8.99% to 9.49%	0.5%	75% of ARV	12 months	5-14 days
First Flip, 10% Down¹	10%	680+	First flip OK	9.99%	2%	75% of ARV	12 months	21-30 days
7.5% Down, 3+ Flips²	7.5%	680+	3+ completed flips	9.99%	1.5%	75% of ARV	12 months	21-30 days
5% Down, 5+ Flips³	5%	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%	No minimum	First flip OK	11.99%	2%	75% of ARV	6 months	72 hours

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.
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.
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% and 2 to 3 points, 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: $214,250
Down payment (15% of purchase): $30,750
Rate: 9.49%
Origination: $2,000
Broker fee: $2,143
Lender fees: $749
Estimated cash to close: $41,499
Interest per month while you rehab: $1,378

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: $4,490
Broker fee: $2,245
Lender fees: $749
Estimated cash to close: $34,213
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: $4,490
Broker fee: $2,245
Lender fees: $749
Estimated cash to close: $34,213
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.

DSCR rental loans in South Carolina Full DSCR guide

Rates are 30-year fixed, priced off loan-to-value: 6.69% up to 70% LTV, 6.88% up to 75% LTV, 7.05% up to 80% LTV for a 760+ borrower with a 5-year prepay, plus 0.10% for a rate and term refinance, 0.24% for cash-out and 0.26% for 2-4 units. No lender origination points. Lender fees about $2,295, plus our 1% broker fee ($2,000 minimum), all itemized on the term sheet. Minimum 1.00 DSCR, minimum 660 credit, minimum $100,000 loan, 3 months of reserves on a purchase and 6 on a cash-out. No W-2s, no tax returns, no debt-to-income ratio.

Credit	Purchase max LTV	Purchase rate at max LTV	Cash-out max LTV	Cash-out rate at max LTV
760+	80%	7.05%	75%	7.12%
740 to 759	80%	7.21%	75%	7.28%
720 to 739	80%	7.34%	75%	7.41%
700 to 719	80%	7.46%	75%	7.53%
680-699	75%	Priced per file	70%	Priced per file
660 to 679	65%	Priced per file	60%	Priced per file

Cash-out refinance on a Charleston rental, 740 credit

$305,000 appraised value · single family · rent covers the payment at 1.00 DSCR or better

Maximum loan (75% LTV): $228,750
Rate (30-year fixed): 7.28%
Lender fees (underwriting, legal, setup): $2,295
Broker fee (1%, $2,000 minimum): $2,288
Principal and interest per month: $1,565
Reserves required: 6 months

New construction in South Carolina Full construction guide

Ground-up single family to small multifamily, 12-18 month interest-only terms, lot and vertical funded together. First-time builders qualify at 650+ credit on Lower Fees (680+ on the Financed Interest Reserve) with a general contractor who has 5+ completed builds. Pick the structure that fits your cash:

Lower Fees. About 2 points and no reserve in the loan; you pay the interest monthly from the first draw.

Experience	Max loan	Completed-value cap	Lot advance	Rate	Origination
GC-backed first build	85% of total cost	65% of completed value	70% of lot cost	11.49%	2%
1-4 builds	85% of total cost	70% of completed value	75% of lot cost	10.49%	2%
5+ builds	90% of total cost	75% of completed value	80% of lot cost	9.99%	2%

Financed Interest Reserve. Your first months of interest are financed as part of the loan rather than paid out of pocket: the loan carries an interest reserve of six months of fully drawn interest, so your payments are covered while you build, up to 95% of cost with the reserve counted. $1,995 underwriting and $1,495 processing on top of origination, and 60% of the lot until permits are in. This structure needs 680+ credit and liquid funds of about 10% of the build budget plus fees.

Experience	Max loan, reserve included	Completed-value cap	Lot advance	Rate	Origination
GC-backed first build	90% of total cost	70% of completed value	70% of lot cost	9.50%	3%
1-4 builds	95% of total cost	75% of completed value	70% of lot cost	9.50%	3%
5+ builds	95% of total cost	75% of completed value	75% of lot cost	8.49%	3%

Both structures also carry our 1% broker fee ($2,000 minimum), itemized on the term sheet with every lender fee.

Purchase only (no rehab) in South Carolina

Buying a property that does not need work, or handling the rehab yourself: our priced purchase-only program does not lend in South Carolina yet. Send the deal and we price it per file with the lenders that do.

Where we lend

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.

Run your deal

See what the numbers look like in South Carolina before you apply

Drag your purchase price, rehab, and ARV. These are live estimates on Capital Kings terms, from the same calculator we run on real deals.

Why Capital Kings

Built for South Carolina Investors

You're hiring a broker, not a lender. One application, 400+ lenders shopped, and we bring you the best fit for the deal instead of pitching a single product.

Close in as little as 72 hours, 5-14 days typical

Charleston DSCR loans where short-term rent is allowed

Greenville fix-and-flip financing

Myrtle Beach short-term rental financing

Bridge financing for coastal multifamily

Ground-up up to 95% of cost with a financed interest reserve (1+ builds)

Common Questions

South Carolina Lending FAQ

Do you lend hard money loans in South Carolina?

Yes. Capital Kings brokers hard money, DSCR, bridge, and fix-and-flip loans across South Carolina through our 400+ lender network. We close South Carolina flips in as little as 72 hours.

What cities in South Carolina does Capital Kings lend in?

We broker investor loans statewide in South Carolina, with active deal flow in Charleston, Columbia, Greenville, Myrtle Beach, Mount Pleasant and the surrounding metros.

Do you offer DSCR rental loans in South Carolina?

Yes. DSCR loans qualify the property on rental income (not your personal W-2), and we broker DSCR rentals across South Carolina on single-family, 2-4 unit, and small multifamily properties. Including short-term rentals where projected Airbnb income is allowed.

How fast can a South Carolina hard money loan close?

As little as 72 hours. Most South Carolina fix-and-flip deals fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready.

What's the minimum down payment for a South Carolina fix-and-flip loan?

As of October 2026 in South Carolina: 10% down (of purchase plus rehab) on a first flip from 680 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 hard money loan?

680+ 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.

Can I do a DSCR cash-out refinance on a South Carolina rental?

Yes. Cash-out DSCR loans in South Carolina go up to 75% of appraised value at 700+ credit, 70% at 680 and 60% at 660. Rates start at 7.12% on a 30-year fixed for a 760+ borrower, minimum 1.00 DSCR, 6 months of reserves, no tax returns.

Do you finance new construction in South Carolina for a first-time builder?

Yes, as long as a general contractor with 5+ completed builds builds it. A first build in South Carolina comes in at 11.49% with 85% of total project cost financed, capped at 65% of completed value, 650+ credit. After one completed build the loan moves to 85% of cost at 10.49%, and 5+ builds get 75% of completed value at 9.99%. With a financed interest reserve built into the loan (680+ credit), a GC-backed first build or one completed build prices at 9.50% and 5+ builds from 8.49%, 3% origination plus lender fees. Both structures add our 1% broker fee ($2,000 minimum).

Learn More

South Carolina Investor Resources

How the loans are structured, what lenders check, and how to compare offers on a South Carolina deal.

Adjacent Markets

Also lending in

North Carolina →Georgia →All 37 states →

Founder & CEO

Micah Foster

Micah specializes in Non-QM and hard money lending for real estate investors across 37 states. Based in Texas, he founded Capital Kings to give investors a true broker who shops the market on their behalf instead of pitching one lender's product.

Connect With Micah →

Ready to fund your South Carolina deal?

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Capital Kings LLC is a non-QM mortgage brokerage. We are not a direct lender. We shop your scenario across a network of state-licensed direct lenders to find the best fit. Loans in South Carolina are originated by partner lenders licensed to 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.

Hard Money &DSCR Loans in South Carolina