Hard money tips, deal analysis, Charleston market notes.
Notes from a Phoenix lender bringing 13 years of experience to the Lowcountry.
Hard Money Loans for New Construction in the Charleston Lowcountry
Building spec homes in Summerville, Nexton, or Cane Bay? Ground-up construction loans work very differently than fix-and-flip loans. Real math on a Summerville build, how draw schedules save $8,760 in interest, why typical lenders charge $23K+ in construction fees, and how our zero-points, zero-fees program saves $19,855 vs. the fee-heavy competition.
Read More →Closing a Hard Money Loan in South Carolina: What to Expect at the Attorney's Office
SC is an attorney-only closing state — title companies can't close real estate transactions here. If you're new to Lowcountry investing, this changes everything. The full process from offer to funded, the documents you'll sign, what closings actually cost, how to pick the right closing attorney, and a wire fraud warning every SC investor needs to read.
Read More →Hard Money Loans in the Charleston Metro Area: A Real Estate Investor's Guide
A plain-English guide to hard money in the Lowcountry — what these loans actually are, why Charleston investors use them on fix-and-flip and BRRRR deals, what they cost (and what they shouldn't), and how a typical Charleston metro deal comes together start to finish.
Read More →How Loan-to-Cost (LTC) Works in Hard Money Lending
LTC is the number that decides how much cash you're pulling out of your own pocket on a Lowcountry flip — and most investors don't really understand it. Here's how to calculate it on a real Charleston deal, how it relates to LTV, and how to use both to plan a deal that won't blow up your bank account.
Read More →Hurricane Season Prep for Charleston Fix-and-Flip Investors
June 1 through November 30. The Lowcountry investors who consistently profit aren't the ones with the best deals — they're the ones who plan for the season. Insurance, contractors, materials, holding cost buffers, and exactly what to do when a storm enters the basin.
Read More →Top 10 Charleston Neighborhoods for Fix-and-Flip in 2026
North Charleston, West Ashley, Summerville, James Island, Mount Pleasant value pockets — here are the 10 best Lowcountry neighborhoods to flip a house in 2026, with median prices, ARV ranges, and what makes each market work.
Read More →Hard Money Lending in Charleston, SC: What Real Estate Investors Should Know
Charleston isn't one market — it's several, each with its own underwriting wrinkles. Downtown BAR rules, flood zones, hurricane holding costs, and STR regulations. Here's what to look for in a Lowcountry hard money lender, and how Kayak Capital prices SC deals.
Read More →Now Lending in Charleston: Why We're Here, Why We Charge Points, and What That Buys You
Kayak Capital is officially open for business in South Carolina. The honest story behind our launch pricing — plus the July 2026 update: SC is now zero points, zero fees, just like Phoenix. We said we'd re-evaluate, and we did.
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