© WHERE WE LEND CHARLESTON · SC
HARD MONEY LENDER CHARLESTON, SC
A direct lender for Charleston deals that banks will not touch, priced on the asset, not the paperwork.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Charleston prices on proximity to the peninsula and to the water. South of Broad and Harleston Village hold the historic trophies, Cannonborough-Elliotborough and Wagener Terrace carry the renovation trade, and West Ashley, James Island and Johns Island absorb the volume. Tourism, the port and a growing technology corridor keep Charleston County demand layered rather than seasonal.
Charleston is one of the South Carolina markets Loan Goat lends in year round. Charleston County files and deals in North Charleston, Mount Pleasant and Columbia are underwritten identically, on value, exit and the plan for the property.
Being headquartered in San Diego is an advantage on a Charleston deal, not a limitation. The capital is in house, the underwriting is done by the people who fund the loan, and the answer comes back in hours. A 5.0 Google rating across 150+ reviews is the record on delivering that.
© THE COST CHARLESTON · SC
WHAT DO CHARLESTON HARD MONEY LOANS COST
Pricing a Charleston deal is straightforward. Bridge runs from 9.00% to 13.00% and moves with leverage and risk. Ask for more of the purchase price and the rate moves up; bring a stronger exit and it moves down. Residential bridge goes to 75% LTV and commercial to 70%.
Every quote is written before an appraisal is ordered, so a Charleston investor knows the rate, the leverage, the term and the fees while there is still time to walk. No prepayment penalty on the bridge programs means a flip that sells in four months costs four months of interest, not twelve.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those numbers are the ceiling and the floor. A Charleston deal gets priced inside them once the property and the exit are on the table, usually the same day the file is opened.
© WHY LOAN GOAT CHARLESTON · SC
WHY LOAN GOAT IN CHARLESTON
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Banks underwrite the borrower. Loan Goat underwrites the property. On a Charleston deal that means a self-employed investor, a recently formed LLC or a file with a complication on it is not automatically dead. The asset, the leverage and the exit carry the decision, and the answer comes back in hours instead of a month.
The peninsula runs to Charleston single houses, masonry rowhouses and raised cottages, most of it historic and detail-heavy. Off-peninsula stock is post-war ranch, raised coastal framing and newer island subdivisions. That stock is exactly what the bridge and fix and flip programs are built for.
Historic rehab on the peninsula is the marquee play and the most demanding one. Tourism supports short-term rental on the right assets, while buy-and-hold and new construction across the outlying islands offer a simpler path to yield. The program follows the plan, not the other way round.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
CHARLESTON DEALS, FUNDED FROM SAN DIEGO.
Charleston County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS CHARLESTON · SC
MOST COMMON CHARLESTON LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Charleston replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Charleston auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Charleston real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Charleston County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Charleston County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Charleston investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Charleston County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Charleston whose write-offs make a bank file impossible.
- VACATION RENTAL Charleston vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Charleston who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN CHARLESTON
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES CHARLESTON · SC
PROPERTY TYPES WE FINANCE IN CHARLESTON
- MIXED-USE Retail-over-residential buildings in Charleston commercial corridors, up to 70% LTV.
- MANUFACTURED HOMES Charleston County manufactured home communities on bridge and commercial terms.
- ASSISTED LIVING Charleston care facilities bridged through licensing and stabilization.
- AGRICULTURAL Agricultural land and operations outside Charleston underwritten on the asset.
- CANNABIS Cannabis-use property in Charleston where conventional lenders will not participate.
- AUTOMOTIVE & GAS STATION Charleston County fuel and automotive sites, purchase and refinance.
© THE APPROACH CHARLESTON · SC
HOW WE LEND IN CHARLESTON
The comparison is the operating rulebook: high leverage, speed to close, capital that is actually there, low documentation, in-house processing and a rate the deal earns. When a bank says no on a Charleston file, this desk looks at the property. When the deal does not pencil, you hear it before the appraisal is ordered.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
CHARLESTON BORROWERS, IN THEIR WORDS
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Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ
© QUESTIONS CHARLESTON · SC
CHARLESTON HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Charleston and across Charleston County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Charleston files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Charleston deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Charleston County. Owner-occupied has its own program. If the Charleston asset produces or will produce value, there is usually a structure for it.
Property types -
Historic renovation on the peninsula is work we finance, through bridge and construction programs sized on the scope rather than on a second round of personal paperwork. Charleston County files close in five to seven days, bridge runs to 75% LTV, and there is no prepayment penalty if the project sells early. We underwrite the asset first.
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Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms
© WHERE WE LEND CHARLESTON · SC
CHARLESTON, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE CHARLESTON · SC
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(619) 617-2797
