Residential real estate financing for homes and single-family properties.
Residential properties form the foundation of real estate investment portfolios across Myrtle Beach, Conway, and the broader Grand Strand region. From traditional single-family homes in established neighborhoods to newer construction in rapidly growing communities, our hard money loans provide the fast, flexible financing essential for residential property acquisitions, renovations, and portfolio expansion.
The residential real estate market in South Carolina's coastal region offers diverse opportunities for investors. Myrtle Beach's status as a premier vacation destination creates strong demand for both year-round housing and seasonal rental properties. Conway's growth as a residential community serving the Grand Strand provides excellent opportunities for long-term rental investments. Smaller communities throughout Horry County offer affordable entry points for new investors and value-add opportunities for experienced operators.
Traditional mortgage financing often presents significant obstacles for residential investors. Banks impose strict debt-to-income requirements, limit the number of financed properties, and enforce lengthy seasoning periods that prevent quick portfolio growth. Documentation requirements can be extensive, and approval timeframes of 30-45 days frequently cause investors to lose deals to cash buyers.
Our residential hard money loans eliminate these barriers, offering approvals within 24-48 hours and closings in as little as 5-10 days. We focus on property value and investment merit rather than borrower income documentation, making our loans accessible to self-employed investors, those with complex tax situations, and investors building portfolios rapidly. Whether you're acquiring your first rental property or your fiftieth, our financing adapts to your investment strategy.
Single-family home investments represent the most common application for our residential hard money loans. We finance acquisition and renovation of detached homes throughout Myrtle Beach, North Myrtle Beach, Conway, Socastee, and surrounding communities. These properties appeal to a broad tenant base and typically offer straightforward management compared to multi-unit buildings. Our loans support both buy-and-hold rental strategies and fix-and-flip approaches.
Duplex and triplex properties offer investors the advantages of multi-family income with the financing accessibility of residential properties. These properties allow house hacking strategies where owners occupy one unit while renting others, or pure investment approaches generating multiple rental income streams from a single property. Our loans accommodate both owner-occupant and investor purchases of small multi-family properties.
Condominium and townhome investments are popular in Myrtle Beach's resort-oriented market. These properties attract seasonal renters, snowbirds, and long-term tenants seeking maintenance-free living. We finance condo acquisitions throughout the Grand Strand, though we verify association financial health and assess any special assessments or litigation that might impact property value.
Residential renovation projects benefit significantly from our hard money financing. Properties requiring cosmetic updates, kitchen and bath renovations, or more substantial improvements often don't qualify for traditional financing due to condition issues. Our loans provide acquisition funding plus renovation capital based on after-repair value, allowing investors to transform distressed properties into desirable homes commanding premium rents or sale prices.
Portfolio acquisitions and blanket loans serve investors purchasing multiple residential properties simultaneously or refinancing existing portfolios. Rather than securing individual loans for each property, we can structure financing across multiple assets, streamlining documentation and potentially improving overall terms.
Residential investors face several recurring challenges that our hard money loans specifically address. Competition from cash buyers in desirable neighborhoods often forces traditionally financed investors to either overpay or repeatedly lose bidding wars. Our quick pre-approval and fast closing capabilities level the playing field, allowing you to compete effectively against cash offers.
Properties needing renovation present financing difficulties with traditional lenders who require properties to be in move-in condition. Many excellent investment opportunities have outdated systems, cosmetic issues, or deferred maintenance that banks simply won't finance. We base our loans on after-repair value, enabling you to acquire and improve properties that conventional lenders reject.
The seasoning requirements imposed by traditional lenders, typically 6-12 months before refinancing or cash-out, limit investors' ability to recycle capital efficiently. Our short-term loans of 6-18 months align with typical renovation and sale timelines, allowing you to complete projects and move capital to new opportunities quickly.
Our residential lending approach prioritizes speed, simplicity, and investor success. We begin with a quick property evaluation and borrower assessment, providing preliminary loan terms within hours of receiving basic deal information. This rapid response enables you to make confident offers knowing your financing is secured.
Our underwriting focuses on the property's investment merit and your experience as an investor rather than traditional income verification. We evaluate comparable sales, rental market conditions, and renovation scope to structure loans that support your specific strategy. Typical residential loans range from $75,000 to $1,000,000 with loan-to-value ratios up to 70% of purchase price or 65% of after-repair value.
We maintain clear communication throughout the loan process and remain flexible if project circumstances change. Our goal is building long-term relationships with successful investors who return for financing on future deals. We celebrate your successes and work collaboratively when challenges arise.
We provide residential hard money loans throughout the Grand Strand and surrounding South Carolina communities, including Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, Garden City, Murrells Inlet, Little River, Loris, Socastee, and all areas within Horry and Georgetown Counties.
We finance single-family homes, duplexes, triplexes, fourplexes, condominiums, townhomes, and manufactured homes on permanent foundations. Both investment properties and owner-occupied homes are eligible, though loan terms may vary. Properties must be located in South Carolina and meet our minimum property standards, though we do finance properties requiring renovation.
We typically require 20-30% down payment for residential investment properties, meaning we lend up to 70-80% of the purchase price. For properties requiring significant renovation, we may lend based on after-repair value, potentially covering 100% of renovation costs plus acquisition financing. Owner-occupied properties may qualify for lower down payment requirements depending on circumstances.
Yes, we do offer hard money loans for primary residences, particularly for borrowers with unique circumstances such as self-employment, recent credit events, or properties needing renovation. However, these loans are designed as short-term solutions, typically requiring refinance to conventional financing within 6-24 months. We ensure borrowers understand the higher costs and shorter terms compared to traditional mortgages.
We specialize in financing properties requiring renovation. Our loans can include acquisition funding plus renovation capital held in escrow and released based on construction milestones. We base maximum loan amounts on after-repair value rather than current condition, allowing you to finance both purchase and improvement costs. An approved contractor and detailed scope of work are required for renovation loans.
Interest rates typically range from 10-14% annually depending on property type, location, loan-to-value ratio, and borrower experience. We charge origination points (typically 2-4% of loan amount), document preparation fees, and third-party costs for appraisal, title insurance, and attorney services. We provide complete cost breakdowns upfront so you can accurately evaluate deal profitability.
Get started today and receive multiple competitive loan offers from verified hard money lenders experienced with your property type.