Home / Areas we serve
Where we lend: the Lowcountry, South Carolina and Savannah
Hilton Head Island, Bluffton and Beaufort are home. We finance investment property in every part of South Carolina and in Savannah, Georgia.
Local guides
| Market | Region | What investors buy there |
|---|---|---|
| Hilton Head Island | Lowcountry | Villas and homes for the vacation rental market |
| Bluffton | Lowcountry | Newer single-family homes, flips and long-term rentals |
| Beaufort | Lowcountry | Historic homes and rentals near the military bases |
| Savannah | Coastal Georgia | Historic rowhouses, duplexes and student rentals |
| Charleston | Lowcountry | Renovations on the peninsula and rentals in the suburbs |
| Myrtle Beach | Grand Strand | Oceanfront condos and condotels |
| Columbia | Midlands | Bungalows and student and military rentals |
| Greenville | Upstate | Mill-village houses and infill new construction |
Anywhere in South Carolina
You do not need to be in one of those markets. We lend statewide: the Lowcountry, the Grand Strand, the Pee Dee, the Midlands and the Upstate. Through Optimus Capital Corp we also finance property in other states.
What to know about lending here
- Attorney closings. South Carolina and Georgia both close real estate through attorneys. Have yours lined up when you apply.
- Property tax on rentals. South Carolina assesses investment property at 6% of value, compared with 4% for a primary residence. Use the 6% figure in your numbers.
- Flood and wind. Along the coast, flood insurance and separate wind coverage are common and affect both carrying costs and loan sizing.
- Short-term rental rules. Each town, and often each owners’ association, sets its own. Hilton Head Island issues permits; Charleston and Savannah are far more restrictive.
- CL-100 reports. A wood infestation report is standard in South Carolina closings and matters on older coastal houses.
Loan programs available everywhere we lend
| Program | Use it for | Top leverage |
|---|---|---|
| DSCR rental loans | Purchase or refinance of vacation rentals and long-term rentals | 85% loan-to-value to buy, 80% on a cash-out refinance |
| Ground-up construction loans | Ground-up building, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value |
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value |
| Portfolio and commercial loans | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal |
Got a property in mind? Run it by us.
Send the address, the price and what you plan to do with it. We will reply with the leverage and pricing that fit your deal.