© WHERE WE LEND NORTH CHARLESTON · SC
HARD MONEY LENDER NORTH CHARLESTON
Hard money for North Charleston and Charleston County: written terms first, wire in five to seven days.
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
North Charleston is the metro's working core, holding the port terminals, the aerospace plant and the old Navy Yard. Park Circle turned it into a destination neighborhood, and the streets around it now trade on renovation potential. Everywhere else, Charleston County investors buy for rent rather than for charm, and the industrial base keeps that rent paid.
From Charleston County out to Charleston, Mount Pleasant and Columbia, North Charleston investors get the full program stack: bridge, fix and flip, construction, rental property, commercial, second mortgages and blanket loans on a portfolio.
Nothing about a North Charleston address slows the process down. Terms are written from the property, title and escrow are opened locally, and the money moves from San Diego. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states is what that machine has produced so far.
© THE COST NORTH CHARLESTON · SC
WHAT DO NORTH CHARLESTON HARD MONEY LOANS COST
There is no North Charleston 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 North Charleston 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 are the published ranges, not a teaser. Where a North Charleston deal lands inside them depends on the property, the leverage and the exit. The fastest way to a real number is the address, the price and the plan.
© WHY LOAN GOAT NORTH CHARLESTON · SC
WHY LOAN GOAT IN NORTH CHARLESTON
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Most North Charleston 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.
Post-war ranch and small wartime cottages on flat lots make up most of the residential inventory, alongside brick apartment courts from the 1960s and 1970s and a deep bench of warehouse and flex-industrial buildings. All of it is financeable, purchase, refinance or cash-out.
Workforce buy-and-hold is the dominant strategy, with small apartment value-add following closely behind it. Flips work in and around Park Circle where finished comparables already exist, and industrial or flex property is the commercial angle worth underwriting. 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
NORTH 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 NORTH CHARLESTON · SC
MOST COMMON NORTH CHARLESTON LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so North Charleston replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Charleston County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a North Charleston property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for North Charleston investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION North Charleston 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 North Charleston file here.
- NON-WARRANTABLE CONDOS Condos in North Charleston that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed North Charleston investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around North Charleston, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a North Charleston offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN NORTH 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 NORTH CHARLESTON · SC
PROPERTY TYPES WE FINANCE IN NORTH CHARLESTON
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Charleston County on bridge terms.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the North Charleston market.
- ASSISTED LIVING Assisted living and residential care facilities in North Charleston, purchase or refinance.
- AGRICULTURAL Working farmland in Charleston County financed where a bank will not.
- CANNABIS Charleston County cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the North Charleston market.
© THE APPROACH NORTH CHARLESTON · SC
HOW WE LEND IN NORTH CHARLESTON
Read the table as a promise rather than a pitch. On a North Charleston deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
NORTH CHARLESTON BORROWERS, IN THEIR WORDS
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I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES
© QUESTIONS NORTH CHARLESTON · SC
NORTH 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 North 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 North 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 North 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 North Charleston asset produces or will produce value, there is usually a structure for it.
Property types -
Commercial and industrial assets are part of what we do, and North Charleston warehouse, flex and small apartment property fits the program. We work the whole of Charleston County and underwrite the asset rather than the borrower profile, with business purpose bridge available at up to 75% LTV. Minimal documentation, in-house capital, and a single decision maker on the file.
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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 -
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 -
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
© WHERE WE LEND NORTH CHARLESTON · SC
NORTH 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 NORTH CHARLESTON · SC
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