© WHERE WE LEND MOUNT PLEASANT · SC
HARD MONEY LENDER MOUNT PLEASANT
A direct lender for Mount Pleasant 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
Mount Pleasant sits east of the Cooper River between Charleston proper and the barrier islands, and it has grown into the metro's premium suburb. The Old Village keeps the historic character, Shem Creek drives the restaurant trade, and Park West and Carolina Park supply newer inventory. Beach access at Sullivan's Island and Isle of Palms sets the ceiling.
Mount Pleasant sits in Charleston County, South Carolina, and Loan Goat lends on investment property across the whole of it. The same programs run in Charleston, North Charleston and Columbia, so an investor working a corridor rather than a single ZIP code keeps one lender, one quote format and one set of terms across every file.
Loan Goat is a direct lender with in-house capital and no loan committee, headquartered in San Diego and funding across 46 states. A Mount Pleasant borrower deals with the lender itself, not a broker shopping the file, which is the difference between a quote you can act on and a quote that needs a second opinion.
© THE COST MOUNT PLEASANT · SC
WHAT DO MOUNT PLEASANT HARD MONEY LOANS COST
Pricing a Mount Pleasant 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 Mount Pleasant 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 Mount Pleasant 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 MOUNT PLEASANT · SC
WHY LOAN GOAT IN MOUNT PLEASANT
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Banks underwrite the borrower. Loan Goat underwrites the property. On a Mount Pleasant 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.
Inventory leans new by Charleston County standards: 1990s through current subdivisions, raised coastal framing, townhomes and elevated construction near the marsh, plus a small pocket of antebellum and early cottages in the Old Village. That stock is exactly what the bridge and fix and flip programs are built for.
Higher-end flips and full renovations aimed at relocation buyers are the headline play. New construction and build-to-rent work in the outer neighborhoods, long-term rentals stay tight, and beach-adjacent assets carry short-term rental potential. 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
MOUNT PLEASANT 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 MOUNT PLEASANT · SC
MOST COMMON MOUNT PLEASANT LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Mount Pleasant replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Mount Pleasant auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Mount Pleasant 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 Mount Pleasant 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 Mount Pleasant whose write-offs make a bank file impossible.
- VACATION RENTAL Mount Pleasant vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Mount Pleasant who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN MOUNT PLEASANT
- 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 MOUNT PLEASANT · SC
PROPERTY TYPES WE FINANCE IN MOUNT PLEASANT
- MULTI-FAMILY Two to four unit buildings and small apartment stock in Charleston County, purchase or cash-out.
- MIXED-USE Retail-over-residential buildings in Mount Pleasant commercial corridors, up to 70% LTV.
- RETAIL Strip centers and free-standing retail in Charleston County with a repositioning plan.
- OFFICE Mount Pleasant office assets being repositioned or bridged to a conventional exit.
- INDUSTRIAL & WAREHOUSE Warehouse and flex space in and around Mount Pleasant, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Mount Pleasant bridged to an SBA or conventional exit.
© THE APPROACH MOUNT PLEASANT · SC
HOW WE LEND IN MOUNT PLEASANT
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 Mount Pleasant 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
MOUNT PLEASANT 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 MOUNT PLEASANT · SC
MOUNT PLEASANT 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 Mount Pleasant 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 Mount Pleasant 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 Mount Pleasant 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 Mount Pleasant asset produces or will produce value, there is usually a structure for it.
Property types -
A bridge or construction loan, depending on how deep the scope runs. Loan Goat funds both in Mount Pleasant and throughout Charleston County, with bridge to 75% LTV and construction money released against completed work. Since nothing penalizes an early payoff, a renovation that sells quickly costs you nothing on the exit. Decisions are made in-house.
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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 MOUNT PLEASANT · SC
MOUNT PLEASANT, 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 MOUNT PLEASANT · SC
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(619) 617-2797
