Hard money lending in SC, without the mystery.
The questions Charleston investors are asking us — and our straight answers.
What's your interest rate and what fees do you charge?
12% interest rate. Zero origination points. Zero fees. That's it.
No processing fee. No underwriting fee. No appraisal fee. No prepayment penalty. No extension fee if your project runs long. No minimum interest period. No payoff fee.
The 12% rate is your only cost.
Didn't you charge points in SC when you launched?
We did. When we opened in South Carolina in 2026, we charged 2 origination points as market-entry pricing — and we said openly that once volume grew, we'd re-evaluate.
As of July 2026, the points are gone. Our SC program now runs on the exact same zero-points, zero-fees model as Arizona, where we've funded 1,700+ deals over 13 years. The 12% rate is your only cost.
We believe in being straightforward and transparent about how and why we price our loans — including keeping our word about it.
Do you provide proof of funds letters?
Yes — free of charge. If you're making an offer in the Lowcountry and need a Proof of Funds letter, request one here. Every request is personally reviewed, and your branded PDF letter is emailed to you, usually within the hour during business hours.
Letters are valid for 30 days, and your agent can verify any letter by calling us.
Where in SC do you lend?
Across the Charleston Lowcountry — including Charleston, Mount Pleasant, North Charleston, and Summerville. We'll consider deals throughout the tri-county area on a case-by-case basis. If you're not sure whether your area qualifies, just give us a call.
What's your timeframe for approval?
Typically within an hour. In some circumstances loan approval will take up to 24 hours.
Do you require an attorney for SC closings?
South Carolina law requires an attorney to oversee real estate closings. You can use your own closing attorney, or we can recommend one of several Lowcountry attorneys we work with regularly.
Will you lend on my homestead?
No. Our loans are for non-owner-occupied investment properties only.
Do you pull credit?
No. Our loans are primarily asset-based, so our main focus is the value of the property. If the deal makes sense on paper, we fund it.
Do I need to have flipped houses before to get approved?
No. We work with first-time flippers and seasoned investors alike. If the deal makes sense on paper, we fund it.
How fast can you actually fund?
Same-day, in many cases. The bottleneck is usually the closing attorney's prep time. As soon as the closing package is ready, we wire the funds.
Do you offer construction loans?
Yes. We work with builders and developers on new builds, major renovations, and rehab projects. Give us a call to discuss your project.