Charleston flips live with water. Flood zones, humidity, termites and hurricane insurance shape the budget as much as the kitchen does, so Lowcountry flippers need a lender who funds the full rehab and closes before a good deal is gone.
In short: Our top pick for fix and flip loans in Charleston, SC is LendingStreet. It funds up to 90% of cost and up to 100% of rehab on some programs, closes in as little as 10 days, and offers a DSCR rental refinance if you keep the home. It lends across Charleston, Berkeley and Dorchester counties, from West Ashley ranches to Summerville.
LendingStreet is a business-purpose lender built for real estate investors, and fix and flip loans are one of our core programs. For the Lowcountry projects, we fund up to 90% of cost and up to 100% of the rehab on some programs, from $150,000 to $5M+, and we can close in as little as 10 days.
It fits investors buying 1 to 8 unit homes to renovate and resell, or to renovate and keep as a rental. When the project is done, you can sell, or refinance into a 30-year DSCR rental loan with the same team. To start, get a quote with the form below or call (877) 298-1001.
Well-known fix and flip lenders include Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Charleston, SC, LendingStreet comes out as the stronger choice, and one application covers it.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Most Charleston flippers have tried a bank, a local hard money lender or a private individual at some time. All of them can close deals, but they differ on leverage, speed and what happens after the rehab. The table sets LendingStreet next to the typical options.
Private individual lenders can be flexible, but terms vary from person to person and there is rarely a long-term loan at the end.
| What flippers need | LendingStreet | Typical local bank | Typical local hard money lender |
|---|---|---|---|
| Leverage on the project | Up to 90% of cost on some programs | Often lower; more cash in | Varies by lender |
| Rehab funding | Up to 100% of rehab on some programs, in draws | Often limited for flips | Often offered; terms vary |
| Closing speed | As little as 10 days | Often several weeks | Often fast |
| Loan size | $150,000 to $5M+ | Varies; may limit investor loans | Varies; large loans can be harder |
| Entity borrowers | LLCs welcome | Varies | Usually allowed |
| Long-term rental option | DSCR refinance with the same team | Possible; often based on tax returns | Usually short-term only |
| Where they lend | All 50 states and DC | Often a local footprint | Often local or regional |
The peninsula is mostly a high-priced, historic market. Most flips happen in West Ashley, James Island, North Charleston (including Park Circle and the neighborhoods around it), Hanahan and Goose Creek, where 1950s to 1970s brick ranches trade below updated homes nearby.
Further out, Summerville, Ladson and Moncks Corner have newer tract homes that need lighter cosmetic work. Steady population growth across the region supports resale demand, but buyers compare flips closely with new construction in the suburbs, so finish quality matters.
Older ranches often sit on crawlspaces where moisture, wood rot and termite damage are common. Expect to budget for vapor barriers, pest treatment, roof work and HVAC sized for the climate. Homes on the peninsula and in other historic areas need Board of Architectural Review approval for many exterior changes.
Much of the region is low-lying. Check the FEMA flood zone and whether an elevation certificate exists before you buy, because flood insurance affects both your holding costs and what a buyer will pay. Permits run through the City of Charleston, North Charleston, Mount Pleasant or the county, depending on the address.
South Carolina charges a deed recording fee of $3.70 per $500 of value, split between the state and county and customarily paid by the seller. Closings in the state are handled by attorneys.
Investment property is taxed at a 6% assessment ratio, compared with 4% for a primary residence, so your tax bill can be well above the seller's. Wind and flood coverage are the biggest insurance items near the coast. Get quotes before you finalize the budget and confirm current figures locally.
This example is illustrative and not a quote. An investor buys a 1960s brick ranch in West Ashley for $330,000 with a $75,000 rehab budget, for a total project cost of $405,000. At 90% of cost, the loan is $364,500. The full $75,000 rehab budget is held for draws, and $289,500 goes toward the purchase at closing.
The investor brings $40,500 toward the project, plus about $7,500 in estimated buy-side closing costs and $6,000 for taxes, insurance and utilities over a 5-month hold, so about $54,000 in all. The finished home sells for $510,000, with about $33,000 in selling costs.
Before loan interest, the profit is about $58,500 ($510,000 minus $33,000, $405,000, $7,500 and $6,000). The interest-only payments come out of that figure, and your quote will show them. If the sale market softens, the same home can be refinanced into a DSCR rental loan instead.
| Line item | Amount |
|---|---|
| Purchase price | $330,000 |
| Rehab budget (funded in draws) | $75,000 |
| Total project cost | $405,000 |
| Loan at 90% of cost | $364,500 |
| Investor cash toward project | $40,500 |
| Estimated closing and holding costs | $13,500 |
| Sale price less selling costs | $477,000 |
| Profit before loan interest | $58,500 |
Well-finished homes outside flood zones and close to downtown or the bridges tend to draw buyers fastest. Homes in high-risk flood zones can take longer, because buyers price in insurance. Hurricane season can also slow inspections and closings in late summer and fall.
If you decide to hold, a DSCR rental loan qualifies on the property's rent with no W-2s or tax returns, a 620 minimum credit score and a 1.0x standard minimum DSCR, with 30-year terms. Rate-and-term refinances go up to 80% LTV on some programs and cash-out up to 75%; seasoning varies by program. See our bridge to DSCR guide.
Ask every lender the same questions so you can compare offers side by side.
Here is how LendingStreet answers: up to 90% of cost and up to 100% of rehab on some programs; draws after inspections; closings in as little as 10 days; LLC borrowers welcome; loans from $150,000 to $5M+; and a DSCR refinance with a 1.0x standard minimum, with seasoning that varies by program. Ready to compare? Get a quote with the form below or call (877) 298-1001.
Our top pick is LendingStreet. We fund up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days, and offer a DSCR rental refinance if you decide to keep the home. Get a quote with the form below or call (877) 298-1001.
Yes. LendingStreet lends on 1 to 8 unit investment properties in Charleston, SC and across South Carolina, and in all 50 states and DC.
Loans run from $150,000 to $5M+. On some programs we fund up to 90% of total cost and up to 100% of the rehab budget. Final leverage depends on the property, the plan and your experience.
In as little as 10 days. Having the purchase contract, rehab budget, scope of work and entity documents ready helps keep the timeline short.
Yes. LLC and other entity borrowers are welcome, and you will usually sign for the loan personally as well.
You can refinance into a DSCR rental loan qualified on the property's rent, with 30-year terms and a 1.0x standard minimum DSCR. Seasoning varies by program, so ask early.
Yes. Flood insurance raises your holding costs and the buyer's monthly payment, which affects resale price and time on market. Check the FEMA map and any elevation certificate before you make an offer.
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