© WHERE WE LEND COLUMBIA · SC
HARD MONEY LENDER COLUMBIA, SC
Purchase, refinance and cash-out money across Columbia and the wider Richland County market.
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
Columbia is the state capital, the seat of Richland County and home to the University of South Carolina, three demand drivers that rarely move at the same time. Investors buy the bungalow streets of Shandon and Rosewood, the mill cottages in Olympia, and the ranch neighborhoods of Forest Acres. Fort Jackson adds a constant military tenant flow.
From Richland County out to Rock Hill, North Charleston and Charleston, Columbia investors get the full program stack: bridge, fix and flip, construction, rental property, commercial, second mortgages and blanket loans on a portfolio.
The desk is in San Diego, the capital is in house and the decision is made by one person. That is why a Columbia file can go from a phone call to written terms the same day and to a wire in five to seven days. There is no branch to visit and no committee sitting between the deal and the money.
© THE COST COLUMBIA · SC
WHAT DO COLUMBIA HARD MONEY LOANS COST
There is no Columbia rate sheet separate from the national one. Bridge from 9.00%, up to 75% LTV on residential, one or two year terms, and loans from $150,000 to $25,000,000 on business purpose files. The property and the exit set the number, not the ZIP code.
A Columbia file gets a full written term sheet up front: rate, leverage, term, points and conditions. Nothing gets re-traded at the table. No prepayment penalty on bridge, minimal documentation, and funding in five to seven days.
| 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 Columbia 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 COLUMBIA · SC
WHY LOAN GOAT IN COLUMBIA
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Most Columbia investors arrive here after a bank fell through late. What they get instead is a lender with its own money, minimal documentation, no loan committee and no prepayment penalty. 1.3K+ closed loans since 2022 is the reason the timeline holds.
Brick ranch built between the 1950s and 1970s carries the volume, joined by craftsman bungalows in the older inner neighborhoods, mill village cottages near the river, and 1980s garden apartment blocks along the arterials. All of it is financeable, purchase, refinance or cash-out.
Student rentals near the University of South Carolina are the highest-yield lane, leased by the bed. Buy-and-hold ranch homes serve the government and military tenant base, and fourplex value-add works along the older corridors. Bridge for the buy, construction for the build, DSCR for the hold: the same three doors most of these plays run through.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
COLUMBIA DEALS, FUNDED FROM SAN DIEGO.
Richland 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 COLUMBIA · SC
MOST COMMON COLUMBIA LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Columbia replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Richland County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Columbia property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Columbia investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Columbia foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Columbia file here.
- NON-WARRANTABLE CONDOS Condos in Columbia that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Columbia investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Columbia, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Columbia offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN COLUMBIA
- 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 COLUMBIA · SC
PROPERTY TYPES WE FINANCE IN COLUMBIA
- MULTI-FAMILY Duplexes through apartment buildings across Columbia on bridge, DSCR and commercial programs.
- MIXED-USE Columbia mixed-use where a bank balks at the commercial half of the rent roll.
- RETAIL Columbia retail purchase, refinance and cash-out on the bridge program.
- OFFICE Medical and small office buildings in Columbia, including cash-out to fund a renovation.
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Richland County on bridge terms.
- HOSPITALITY: HOTEL & MOTEL Columbia hospitality assets financed through the renovation and back out again.
© THE APPROACH COLUMBIA · SC
HOW WE LEND IN COLUMBIA
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 Columbia 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
COLUMBIA BORROWERS, IN THEIR WORDS
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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 -
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
© QUESTIONS COLUMBIA · SC
COLUMBIA 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 Columbia and across Richland 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 Columbia 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 Columbia 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 Richland County. Owner-occupied has its own program. If the Columbia asset produces or will produce value, there is usually a structure for it.
Property types -
Student rentals near the University of South Carolina are business-purpose assets, and we finance them in Columbia and across Richland County with bridge, rehab or DSCR rental money. Underwriting looks at the property and its rents instead of your personal file. Pricing on bridge opens at 9.00%, reaches 75% LTV, and funds inside five to seven days.
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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 -
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 -
Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.
How funding works -
No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.
All loan programs
© WHERE WE LEND COLUMBIA · SC
COLUMBIA, 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 COLUMBIA · SC
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