© WHERE WE LEND SAN DIEGO HQ · SOUTH CAROLINA
HARD MONEY LENDER SOUTH CAROLINA
In-house capital for South Carolina investors buying in Charleston, Columbia and Mount Pleasant.
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
Loan Goat lends across South Carolina, funding investors in Columbia, Charleston, North Charleston, Mount Pleasant and Rock Hill. Lowcountry flippers, Midlands landlords and build-to-rent sponsors borrow the same way here: business purpose, non-owner-occupied, underwritten on the property. You do not need a spotless personal file to get a term sheet from us. You need a deal that pencils and an exit you can defend.
South Carolina splits into three working markets. The Lowcountry runs from Charleston through North Charleston and Mount Pleasant, where the port, tourism and aerospace payrolls set the tone. The Midlands center on Columbia, state government and the university. The Upstate, from Greenville and Spartanburg out to Rock Hill on the Charlotte edge, has pulled in manufacturing and a long run of suburban new build.
We lend in South Carolina and we are headquartered in San Diego. That is not a drawback, it is the reason we move quickly. Capital sits in house, there is one decision maker, and no branch manager stands between you and an approval. A Charleston County rehab and a York County rental get identical attention and the same 5 to 7 day closing window. Phone, email, funded.
Charleston investors work the peninsula and the historic districts, where the Charleston single house with its side piazza trades at a premium and short-term rental demand rarely cools. North Charleston carries workforce rentals near the container terminals and aerospace assembly plants. Mount Pleasant is newer coastal subdivision product. Columbia runs on the University of South Carolina and Fort Jackson, while Rock Hill catches spillover pushing down from Charlotte.
© SOUTH CAROLINA LOCATIONS SAN DIEGO HQ · SOUTH CAROLINA
EXPLORE OUR SOUTH CAROLINA LENDING LOCATIONS
Each page is written for its market: costs, scenarios, programs, property types, reviews and the questions borrowers ask there.
- Columbia Richland County, out to Rock Hill, North Charleston, Charleston.
- Charleston Charleston County, out to North Charleston, Mount Pleasant, Columbia.
- North Charleston Charleston County, out to Charleston, Mount Pleasant, Columbia.
- Mount Pleasant Charleston County, out to Charleston, North Charleston, Columbia.
- Rock Hill York County, out to Charlotte, Columbia, High Point.
© THE COST SAN DIEGO HQ · SOUTH CAROLINA
WHAT DO SOUTH CAROLINA HARD MONEY LOANS COST
There is no separate South Carolina rate sheet. Bridge opens at 9.00%, terms run one or two years, and a minimum 650 credit score applies. What moves the number is the property, the leverage and how the loan gets paid back.
Terms are written before an appraisal is ordered, which lets a South Carolina investor underwrite the lender before spending money on third-party reports. Nothing is re-traded at the table.
| 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.
© WHY LOAN GOAT SAN DIEGO HQ · SOUTH CAROLINA
WHY LOAN GOAT IN SOUTH CAROLINA
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
A Charleston seller holding a cash offer is not waiting on a bank appraisal queue. Our bridge loans start at 9.00% and go to 75% LTV, funded off our own balance sheet, which is why 5 to 7 days is routine and 3 days is possible on a low doc file. Fix and flip funds rehab draws. Construction handles ground-up in Mount Pleasant or Rock Hill.
For holds, the rental property program underwrites DSCR, so a leased Columbia duplex qualifies on its own rents. Commercial covers small retail and mixed use around the Midlands. Blanket loans tie a scattered Richland County portfolio into a single note. Second and third mortgages release equity sitting behind a cheap first you would never refinance. Minimal documentation, no prepayment penalties, one decision maker on every file.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
SOUTH CAROLINA, FUNDED FROM SAN DIEGO.
$1.5B+ funded across 46 states and 1.3K+ loans closed since 2022. South Carolina files run on the same written terms, the same in-house capital and the same five to seven day timeline as the home markets.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN SOUTH CAROLINA
Nine programs run in South Carolina. Bridge loans for acquisition and recapitalization, fix and flip for the work, construction for ground-up, rental property loans for the hold, commercial for anything with a rent roll, owner occupied under its own rules, bank financing where a conventional exit fits, second and third mortgages behind existing debt, and blanket loans across a portfolio.
- 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
© THE APPROACH SAN DIEGO HQ · SOUTH CAROLINA
HOW WE LEND IN SOUTH CAROLINA
For holds, the rental property program underwrites DSCR, so a leased Columbia duplex qualifies on its own rents. Commercial covers small retail and mixed use around the Midlands. Blanket loans tie a scattered Richland County portfolio into a single note. Second and third mortgages release equity sitting behind a cheap first you would never refinance. Minimal documentation, no prepayment penalties, one decision maker on every file.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
SOUTH CAROLINA BORROWERS, IN THEIR WORDS
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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 -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
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 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 -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
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
© QUESTIONS SAN DIEGO HQ · SOUTH CAROLINA
SOUTH CAROLINA 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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Loan Goat funds investors throughout South Carolina, including Columbia, Charleston, North Charleston, Mount Pleasant and Rock Hill. We are a direct private lender based in San Diego using our own capital, so approvals never travel through a committee. Everything we write is business purpose and non-owner-occupied. Send the address, the purchase price, the rehab budget and your exit, and terms come back quickly.
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Business purpose short-term rentals are financeable. Charleston County properties get underwritten as investment assets, with bridge financing for the purchase and any work, then the rental property program for the long-term hold on DSCR. We weigh the building and its projected income rather than your personal returns. Mount Pleasant and the barrier island markets are handled exactly the same way.
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Five to seven days is standard, and a clean bridge file can fund in as fast as 3 days. Sitting in San Diego changes nothing about that timeline, because valuation, title and insurance are all ordered remotely. A Richland County flip and a York County rental move at the same speed. The slow part is usually the seller, not the lender.
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Our construction program funds ground-up work throughout Charleston County and the wider Lowcountry, releasing draws against completed stages. Bridge can sit in front of it so you take the lot down fast when a competing offer is circling. At completion you sell and pay us off with no prepayment penalty, or you hold and move the asset into the rental property program.
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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 -
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 SAN DIEGO HQ · SOUTH CAROLINA
SOUTH CAROLINA, FUNDED FROM SAN DIEGO.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE SAN DIEGO HQ · SOUTH CAROLINA
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(619) 617-2797
