Greenville has become one of the Upstate's busiest flip markets, from renovated mill houses on the west side to suburban ranches in Simpsonville and Greer. Fast-moving listings need financing that keeps pace.
In short: Our top pick for fix and flip loans in Greenville, SC is LendingStreet. We offer up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days, and give you a built-in path from a short-term flip loan into a long-term DSCR rental loan. It also fits Greenville County, where competitive mill-village listings and suburban ranches reward investors who can close quickly and finance the renovation along with the purchase.
LendingStreet is an investor lender built for people who buy, renovate and resell. Our fix and flip loans run from $150,000 to $5M+ on 1-8 unit residential investment properties, with up to 90% of cost (LTC) and up to 100% of the rehab budget on some programs. We can close in as little as 10 days, and the loans are short-term and interest-only, so your monthly carry stays focused on the project.
It suits Greenville investors working on single-family homes, duplexes and small multifamily properties up to 8 units. Your exit can be a sale or a refinance into a 30-year DSCR rental loan, and both live under one roof. The next step is simple: fill out the form below or call (877) 298-1001.
Investors searching for fix and flip lenders often compare national names like Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Greenville, SC. In every scenario below, LendingStreet is the best fit.
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 Greenville flippers end up choosing among a local bank or credit union, a local hard money lender, a private individual lender or an investor lender like LendingStreet. Each has a place, but they differ on leverage, speed and what happens after the rehab.
| What flippers need | LendingStreet | Typical bank or credit union | Typical local hard money lender | Private individual lender |
|---|---|---|---|---|
| Leverage | Up to 90% of cost and up to 100% of rehab on some programs | Often lower; rehab may not be financed | Varies by lender | Varies by deal |
| Speed to close | As little as 10 days | Often several weeks | Often fast | Depends on the individual |
| Loan size | $150,000 to $5M+ | Varies; may limit investor loans | Often focused on smaller loans | Limited by personal funds |
| Borrowing in an LLC | LLC borrowers welcome | Varies; may require personal borrowing | Usually allowed | Varies |
| Long-term option after rehab | Refinance into a DSCR rental loan with the same lender | Separate application, often with tax returns | Usually short-term only, no long-term option | Usually none |
| Where they lend | All 50 states and DC | Usually a local footprint | Usually local or regional | Usually local |
The former mill villages west of downtown, including Judson, Poe Mill, Brandon and Woodside, have small homes that sell well after renovation as the area around them has grown. Nicholtown, Sans Souci and the neighborhoods near the Swamp Rabbit Trail draw buyers who want to be close to downtown.
In the suburbs, Berea, Taylors, Mauldin, Simpsonville, Greer and Travelers Rest have 1960s through 1990s homes that appeal to first-time and move-up buyers. North Main and Augusta Road sit at the higher end, with larger homes and bigger rehab budgets.
Mill houses are often small, wood-framed homes on piers or crawl spaces, built in the early 1900s. Common work includes leveling floors, replacing wiring and plumbing, adding insulation, updating HVAC and sometimes adding square footage. Homes built before 1978 may contain lead paint, and federal renovation rules apply.
Permits run through the City of Greenville or Greenville County, depending on the address, and some neighborhoods have design review. Additions and conversions need permits, and buyers' inspectors will check for them.
South Carolina charges a deed recording fee on transfers, made up of a state portion and a county portion, which the seller customarily pays. Buyers pay title, recording and attorney fees, since attorneys typically handle closings.
Property taxes depend on the assessment ratio. In South Carolina, a primary residence is assessed at 4% of value, while other residential property, including investment homes, is assessed at 6%. Budget taxes at the higher ratio while you hold the flip.
This example is illustrative and not a quote. An investor buys a renovated-to-be mill house in the Judson area for $240,000 with a $60,000 rehab budget and an expected resale value of $375,000. The loan covers 85% of the purchase plus 100% of the rehab, for a total loan of $264,000, or about 88.0% of the $300,000 total cost.
The estimated monthly interest-only payment is about $2,310, assuming the full rehab budget has been drawn. Over a 5-month hold, that is about $11,550 in interest. Add an estimated $7,200 in buy-side closing costs and about $26,250 in selling costs, and the estimated profit before taxes, insurance and utilities is about $30,000.
The investor's cash in is about $54,750: a $36,000 down payment, closing costs and interest carry. Your own numbers will differ, so send us the real figures.
| Item | Amount |
|---|---|
| Purchase price | $240,000 |
| Rehab budget | $60,000 |
| Total cost | $300,000 |
| Loan (85% of purchase + 100% of rehab) | $264,000 |
| Loan-to-cost | About 88.0% |
| Estimated monthly interest-only payment | $2,310 |
| Interest over 5 months | $11,550 |
| Estimated buy-side closing costs | $7,200 |
| Estimated selling costs | $26,250 |
| Expected resale value | $375,000 |
| Estimated profit before taxes, insurance and utilities | $30,000 |
Greenville's growth has kept resale demand strong for well-priced, well-renovated homes, especially near downtown and the trail. Buyers will compare your finish to other recent renovations, so quality matters.
If you would rather hold, a finished Greenville home can be leased and refinanced into a DSCR rental loan. Budget property taxes at the 6% assessment ratio when you run the rental numbers.
Before you sign a term sheet, ask every lender the same questions so you can compare offers fairly.
Here is how LendingStreet answers: up to 90% of cost and up to 100% of rehab on some programs; closing in as little as 10 days; LLC borrowers welcome; loans from $150,000 to $5M+, with larger loans reviewed case by case; a standard 1.0x DSCR minimum on the rental refinance, with sub-1.0 programs available; and seasoning that varies by program. Questions about your deal? Call (877) 298-1001.
Send the address, purchase price, rehab budget, expected resale value and your timeline. We will review the deal and come back with options. Get a quote with the form below, or call (877) 298-1001 if you want to talk it through first.
Our top pick is LendingStreet. We finance $150,000 to $5M+ flips in Greenville, Greer, Simpsonville and the rest of Greenville County, with up to 90% of cost and up to 100% of rehab on some programs, closings in as little as 10 days, and a path into a DSCR rental loan if you decide to hold.
Yes. We lend throughout Greenville, Greer, Simpsonville and the rest of Greenville County, and in all 50 states and DC.
South Carolina assesses a primary residence at 4% of value and investment property at 6%, so your bill can be higher while you hold the home.
As little as 10 days when the contract, scope and documents are ready. Larger or more complex projects can take longer.
Yes. Some programs cover up to 100% of the rehab budget, within an overall limit of up to 90% of total cost.
Often, yes, if the addition is permitted and included in your budget. Send plans and the contractor estimate with your request.
Yes. Many investors refinance a finished flip into a DSCR rental loan that qualifies on rent, with no W-2s or tax returns. Seasoning varies by program.
No. Our flip loans are business-purpose loans on non-owner-occupied investment property.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
By clicking, you provide express written consent to be contacted by LendingStreet (NMLS #1734316) via SMS, phone, or email, possibly using automated technology, regarding your loan inquiry. Reply STOP to opt out. Consent is not required to obtain services. See our Privacy Policy and Terms.