Construction loans in Charleston.
Infill builds and spec homes from Johns Island to Park Circle. Lot plus vertical, up to 85% of total cost, with stage-based draws funded in about 24 hours and no panic at a 9–12 month timeline.
Terms with nothing hiding in them.
Few Charleston lenders truly fund ground-up construction — the field thins fast once a deal needs lot purchase plus vertical budget and a draw schedule measured in stages. We fund investor builds the way we have for 13 years: draws managed in-house and funded in about 24 hours, no draw or inspection fees, interest accruing on funds as they're advanced, and a schedule that flexes when permits or weather push the timeline.
| Interest rate | 12% — the entire cost of the loan |
| Points & fees | Zero. No origination, processing, underwriting, appraisal, draw, or extension fees |
| Leverage | Up to 85% of total cost (purchase + rehab/build) |
| Approval | Typically within 1 hour of your call |
| Funding | Funds wired the same day you sign at the attorney's office |
| Draws | Funded in about 24 hours, managed in-house |
| Exit | No prepayment penalty, no minimum interest, no payoff fee |
| Qualifying | The deal qualifies you — no credit pull, no tax returns |
The math on a typical deal.
An infill build on Johns Island: $150,000 lot, $330,000 vertical budget, $480,000 total cost against a completed value around $650,000. Kayak funds up to 85% of total cost, releases the build budget in stages — foundation, frame, mechanicals, finish — and funds each draw in about 24 hours so your subs stay on site. If the build runs from 10 months to 12, you pay only the extra interest: no extension fee, ever.
Related reading: new construction with hard money in Charleston
From first call to funded.
- Bring the project: lot cost, build budget, plans, and completed-value comps. Approval in about an hour.
- Close on the lot at the attorney's office with the construction budget committed up front.
- Draw as you build — each stage funded in about 24 hours, no draw fees.
- Exit free: sell or refinance with no prepayment penalty, no minimum interest, no payoff fee.
Common questions.
Which hard money lenders finance new construction in Charleston SC?
Fewer than advertise it — confirm any lender funds lot purchase plus vertical build and uses stage-based draws. Kayak Capital funds ground-up investor construction across the Lowcountry with draws in about 24 hours, at 12 percent with zero points and zero fees.
How do construction draws work on a Lowcountry build?
Stage-based: request a draw as each phase completes and funds arrive in about 24 hours, managed in-house with no per-draw fees. The schedule flexes when the scope or weather changes.
What does a Charleston construction loan cost?
12 percent interest and nothing else. Interest accrues on funds as they are advanced, so undrawn budget costs you nothing, and there are no extension fees if the build runs long.
How much can I borrow for an investor build?
Up to 85 percent of total project cost — lot plus build budget — underwritten against the completed value.
Do Charleston construction loans close through an attorney?
Yes, like every South Carolina real estate closing. We work with established Lowcountry closing attorneys and have documents ready when the attorney is.