Hard Money Lenders in Myrtle Beach, SC | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inMyrtle Beach, South Carolina

Fix and flip, DSCR rental and new construction financing for Myrtle Beach 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 Myrtle Beach deal

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Myrtle Beach deal right now

Prefilled with a realistic Myrtle Beach deal. Change any number and it reprices on the programs that lend in South 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 Myrtle Beach

Myrtle Beach is a resort town that has turned into a retirement and relocation market. Horry County keeps growing as buyers move down from the Northeast and Midwest. Condos line the oceanfront, but flips are mostly single-family houses from the 1980s to 2000s inland, in Socastee, Forestbrook, Carolina Forest and the older streets near downtown.

The Myrtle Beach deal competes with builders. New subdivisions keep opening across Horry County, and many buyers compare your flip to a new house with incentives. A renovated house wins on price and on not being in a brand-new HOA. Condos are a different game: many oceanfront units are condo-hotels that most lenders won’t finance, so we focus on single-family houses.

What a Myrtle Beach deal looks like on paper

Myrtle Beach example: $220,000 purchase, $50,000 rehab, $385,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1990s single-story house in Socastee with vinyl siding, an original kitchen, worn carpet, two dated baths and a roof near the end of its life. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$237,000
Cash to close$46,710
Proof of funds to show$71,456
Where the $46,710 goes
  • Down payment (15% of the purchase)You$33,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,370
  • Title and closing (estimate at Texas rates)Title$3,507
  • Prepaid interest (15 days)Lender$729
  • Property insuranceInsurer$2,565
  • AppraisalAppraiser$550

Interest while you rehab: $1,479 a month on the $187,000 funded at closing, $1,874 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $11,246 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 Myrtle Beach

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
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 Myrtle Beach prices sit right now

Before we price a Myrtle Beach 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 Myrtle Beach median sale price at $260K for the three months ending September 2026, down 3.7% on a year earlier, with homes taking around 100 days to sell. The median price per square foot is $215, down 13.3%.

Median sale price (Redfin)$260K
Change from a year earlierdown 3.7%
Days on market (Redfin)100
Median price per square foot$215

Sources: Redfin, Myrtle Beach housing market

How a Myrtle Beach file actually gets priced

Myrtle Beach homes are taking a long time to sell, so we price on closed renovated sales in the same subdivision and check how long they sat. Appraisers separate the city, the unincorporated county and towns like Surfside Beach and Conway. We stay inside the same area and the same flood zone when pulling comps.

Hurricane Florence in 2018 flooded parts of Socastee and Conway from the Waccamaw River and the Intracoastal Waterway, even though they sit away from the ocean. Check the flood zone and the claim history. Wind and hail coverage near the coast can come from the state’s wind pool and is expensive, so price it into your carry. Many neighborhoods also have HOAs that limit rentals and exterior changes.

Who buys your finished Myrtle Beach deal

The finished Myrtle Beach house sells to a retiree, a buyer relocating from up north or a local service worker. Many bring cash or large down payments, but they ask about insurance and flood history first. Short-term rentals are limited in many single-family neighborhoods, so check the rules before you plan one. A long-term rental on a DSCR loan is the safer hold.

What happens after you apply

Apply once and the whole Myrtle Beach 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 Myrtle Beach

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
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 South 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 South Carolina →

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 South Carolina →

Where we lend in Myrtle Beach

We broker deals across the whole Myrtle Beach market. The submarkets investors ask us about most are Pine Lakes and Withers Swash (29577), The Market Common (29577), Carolina Forest (29579), Socastee and Forestbrook (29588 / 29579), Surfside Beach (29575) and Conway (29526).

How long does a Myrtle Beach 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 South Carolina, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Myrtle Beach hard money FAQ

Do you lend hard money in Myrtle Beach?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Myrtle Beach 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 South Carolina, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Myrtle Beach?
As of October 2026: Best Rate (15% down, from 8.99%); 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 Myrtle Beach hard money loan close?
As little as 72 hours. Most Myrtle Beach fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close 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 Myrtle Beach flip?
The worked example on this page is a $220,000 Myrtle Beach purchase with a $50,000 rehab and a $385,000 after repair value at 700 credit, first flip: $33,000 down (15% of the purchase) and $46,710 total cash to close, with $71,456 of proof of funds to show the lender. The lowest down payment for a first flip in Myrtle Beach 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 Myrtle Beach?
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 Myrtle Beach fix and flip loan?
One Myrtle Beach program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 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 Myrtle Beach flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Myrtle Beach 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.
Can I flip a condo in Myrtle Beach?
It is hard. Many oceanfront units are condo-hotels with rental programs, and most lenders won’t finance them, which limits your buyer pool too. Associations may also have special assessments for roofs, balconies or storm repairs. Single-family houses inland are easier to finance and sell.
Do Socastee and Conway flood?
Parts of both do. When the Waccamaw River rises after heavy rain or a hurricane, it can push water into neighborhoods miles from the beach, as it did after Florence. Check the flood zone, the base flood elevation and any claim history before you buy, and price the insurance into your numbers.
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 Myrtle Beach: Charleston, Wilmington, Columbia and Florence. More South Carolina city guides: Greenville, Hilton Head Island and Mount Pleasant. Or see everything we fund in South Carolina.

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