Hard Money Lenders in Charlotte, NC | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inCharlotte, North Carolina

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Charlotte investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Charlotte deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Charlotte deal right now

Prefilled with a realistic Charlotte deal. Change any number and it reprices on the programs that lend in North Carolina, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Charlotte

Charlotte flips live on the west and east sides of uptown, in 1940s mill houses and 1950s brick ranches on crawl spaces. Banking and corporate jobs keep a steady line of relocating buyers coming. The city is still filling in, so a lot of the old stock near uptown is being bought for the lot, not the house.

The deal in Charlotte is a race with builders. In Belmont, Villa Heights and parts of Wesley Heights, a small house on a good lot is worth more to an infill builder than to a flipper, and that sets your purchase price. The city’s Unified Development Ordinance now allows duplexes and triplexes on most lots that used to be single family only, which pushed land values up further. We check what the lot is worth scraped before we size a renovation, because if the builder number is higher, the flip is the wrong plan.

What a Charlotte deal looks like on paper

Charlotte example: $225,000 purchase, $65,000 rehab, $385,000 after repair value, 700 credit, first flip. The engine puts that borrower on the New Investor Program program at 9.75%. Picture a 1950s brick ranch off Freedom Drive in Ashley Park with original baths, a tired roof and a crawl space that needs vapor barrier and a few sistered joists. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$261,875
Cash to close$41,836
Proof of funds to show$72,152
Where the $41,836 goes
  • Down payment (12.5% of the purchase)You$28,125
  • Origination (1%)Lender$2,619
  • Doc prepLender$749
  • Broker fee (1%)Broker$2,619
  • Title and closing (estimate at Texas rates)Title$3,630
  • Prepaid interest (15 days)Lender$789
  • Property insuranceInsurer$2,755
  • AppraisalAppraiser$550

Interest while you rehab: $1,600 a month on the $196,875 funded at closing, $2,128 once every draw is out. Proof of funds is cash to close plus $17,550 of rehab reserve and $12,766 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Charlotte

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Charlotte prices sit right now

Before we price a Charlotte flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Charlotte median sale price at $420K for the three months ending September 2026, down 1.2% on a year earlier, with homes selling in around 58 days. Zillow’s average home value for the city is $389,648, down 1.2% over the year. In 28208, which covers Ashley Park, Enderly Park and Wesley Heights, Redfin’s median is $315K.

Median sale price (Redfin)$420K
Days on market (Redfin)58
Typical home value (Zillow)$389,648
28208 median sale (Redfin)$315K

Sources: Redfin, Charlotte housing market, Zillow, Charlotte home values, Redfin, 28208 housing market

How a Charlotte file actually gets priced

Charlotte appraisers split the city along the old corridors: Freedom Drive, Beatties Ford, Central Avenue and the light rail line. A renovated ranch in Ashley Park won’t comp off a new build in Wesley Heights a mile away, even with the same bed and bath count. We set the after repair value on renovated resales, not new construction, from the same side of the corridor. North Carolina offers also carry a due diligence fee that goes straight to the seller and isn’t refunded if you walk, so we want the numbers settled before that money moves.

Irwin Creek, Stewart Creek, Sugar Creek and Briar Creek run through the flip neighborhoods, and Charlotte-Mecklenburg Storm Water Services keeps its own floodplain maps that can be stricter than FEMA’s. Pull both. Old crawl spaces bring moisture, termites and rotted sill plates. Permits and inspections run through Mecklenburg County, not the city, and Wesley Heights and Plaza Midwood sit in local historic districts where exterior changes go to the Historic District Commission first.

Who buys your finished Charlotte deal

The finished Charlotte house sells to a first-time buyer or a relocating professional, usually on a conventional or FHA loan. Price it against renovated resales on your side of the corridor, because new builds nearby pull the move-up buyer away. In Hidden Valley, Derita and East Charlotte, rents often cover the debt on a DSCR loan, so a hold is a real fallback if the sale runs long.

What happens after you apply

Apply once and the whole Charlotte loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Charlotte

Fix and flip

10%down on a first flip
Rates
from 9.50% at 620+ credit with 2+ completed flips
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in North Carolina →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in North Carolina →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in as little as 72 hours
Good for
auction buys, off-market deals and 1031 timing

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in North Carolina →

Where we lend in Charlotte

We broker deals across the whole Charlotte market. The submarkets investors ask us about most are Ashley Park and Enderly Park (28208), Wesley Heights and Camp Greene (28208), Villa Heights and Belmont (28205), Hidden Valley and Derita (28213), East Charlotte and Eastland (28212) and Grier Heights (28207).

How long does a Charlotte loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in North Carolina, and the rate, origination, leverage and cash to close come back side by side. As little as 72 hours on the fastest program, 7-30 days on the others. We stay on title and the lender through funding.

Charlotte hard money FAQ

Do you lend hard money in Charlotte?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Charlotte scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in North Carolina, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Charlotte?
As of October 2026: New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips); Fastest Close (3 days) (10% down, from 11.99%). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Charlotte hard money loan close?
As little as 72 hours on the fastest-close program, which has no credit minimum. In North Carolina, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Charlotte flip?
The worked example on this page is a $225,000 Charlotte purchase with a $65,000 rehab and a $385,000 after repair value at 700 credit, first flip: $28,125 down (12.5% of the purchase) and $41,836 total cash to close, with $72,152 of proof of funds to show the lender. The lowest down payment for a first flip in Charlotte is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Charlotte?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Charlotte fix and flip loan?
One Charlotte program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 9.50%, needs 620+ credit and 2+ completed flips. Depending on the program, rates step down at 700 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Charlotte flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Charlotte flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
What is the due diligence fee on a Charlotte purchase?
North Carolina’s standard offer form has two deposits. Earnest money goes to escrow, but the due diligence fee goes straight to the seller and is generally theirs to keep if you back out. Investors use the due diligence period for the inspection, the contractor walk and the term sheet. Get your financing lined up inside that window, before the fee is at risk.
Should I flip a Charlotte house or sell it to a builder?
Run both. Near uptown, a builder may pay more for the lot than the renovated house would appraise for, especially now that duplexes and triplexes are allowed on most lots. If the lot value is close to your ARV, a flip adds risk without much upside. If the house is solid and the lot is ordinary, the renovation usually wins.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Charlotte: Raleigh, Greenville, Atlanta and Mooresville. More North Carolina city guides: Asheville, Durham, Greensboro, Wilmington and Winston-Salem. Or see everything we fund in North Carolina.

Ready to fund your Charlotte deal?

Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.

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