Bridge Loan South Carolina

Last Updated: May 2, 2025

At OfferMarket, we're passionate about empowering your real estate ambitions throughout the vibrant state of South Carolina. Our goal is simple: to help Palmetto State investors like you expand your portfolio, boost returns, and navigate the investment landscape with greater confidence.

Through our fully integrated platform, you'll gain access to: 💰 Flexible private lending options
☂️ Tailored insurance rate comparisons for real estate investors
🏚️ Exclusive access to off-market properties across South Carolina

Our South Carolina Bridge Loan program is designed to deliver fast, dependable, and affordable financing—helping you move quickly to purchase, renovate, and grow your residential investment projects statewide.

Whether you’re flipping for fast profits or building passive income through the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat), OfferMarket is ready to support your investment journey every step of the way.

What Is a South Carolina Bridge Loan?

A South Carolina bridge loan is a short-term financial solution designed specifically for real estate investors who need quick access to capital. It serves to bridge the gap until a longer-term loan or exit strategy is achieved.

Common Use Cases for South Carolina Bridge Loans

Across South Carolina, investors turn to bridge loans for a range of scenarios, including:

• Purchasing and rehabbing distressed properties: Secure the funding needed to acquire and renovate homes, keeping your own cash free for other investments.

• Refinancing and renovating: Bought a fixer-upper with cash? A bridge loan can help you unlock your equity to fund necessary improvements.

• Paying off an existing loan and completing a project: If you need to repay an initial lender but still have work to finish, a bridge loan offers the breathing room you need.

• Purchasing without a renovation plan: Snap up undervalued South Carolina properties at below-market prices without intending to renovate, aiming for a quick AS-IS resale.

• Refinancing a cash purchase (no rehab): Access the equity tied up in a property you purchased with cash—even if you don't plan to renovate.

• Refinancing after completing a rehab: Finished your renovations but need extra time to sell or refinance? A bridge loan can help extend your runway.

In the real estate world, bridge loans are often called "hard money loans" or "fix-and-flip loans." These terms are used interchangeably by seasoned investors and lenders alike.

How Our South Carolina Bridge Loan Works

Every OfferMarket South Carolina bridge loan comes with two main components:

Initial Advance

This portion covers your property's purchase price and is wired directly to the title company at the time of closing.

Construction Holdback

This section funds your rehab budget and is disbursed through a draw process as you make progress on your renovations.

The beauty of our program lies in its flexibility. You can choose to use both the initial advance and the construction holdback—or just one, depending on your project's needs.

Many South Carolina investors combine both to maximize leverage while preserving personal liquidity. But if you prefer to handle renovations out-of-pocket or skip them altogether, that’s perfectly fine too. Our program adapts to your investment strategy.

When it comes to South Carolina real estate investing, flexibility is everything. Our bridge loan program gives you the freedom to pivot your exit strategy as needed.

1. Sell for Profit (Fix and Flip)

Planning to renovate and flip for a strong return? Our loan terms are designed to help you stay agile and maximize profits without restrictive financing.

2. Rent and Refinance (BRRRR Method)

Building a rental portfolio? Buy, renovate, rent, and refinance into a Debt Service Coverage Ratio (DSCR) loan—all while keeping your cash flow healthy and your investments thriving.

Who Benefits from South Carolina Bridge Loans?

Whether you’re dipping your toes into real estate investing for the first time or you’re a seasoned expert with a deep portfolio, our South Carolina bridge loans are built to meet you where you are.

Fix and Flip Investors ("Flippers")

Need fast funding to purchase, rehab, and resell properties? Our bridge loans provide the capital you need to move quickly and stay competitive.

BRRRR Method Investors (Buy, Rehab, Rent, Refinance, Repeat)

Looking to expand your rental portfolio across South Carolina? Our Fix and Rent bundle combines a bridge loan for acquisition and renovation with a discounted DSCR loan for your refinance, helping you maximize your returns.

Many successful South Carolina investors employ a hybrid strategy—flipping some properties while holding others for rental income. We encourage this flexible approach to help you adapt to shifting market conditions and grow your wealth strategically.

South Carolina Bridge Loan Program Guidelines

Here’s a clear overview of our lending guidelines for investors throughout South Carolina:

Project Eligibility

At OfferMarket, our focus is helping South Carolina real estate investors build durable, lasting wealth—while prioritizing safety and smart risk management. That’s why we’re selective about the deals we fund, ensuring alignment with your goals and project feasibility.

We’re proud to report that across all loans we’ve originated, fewer than 0.5% have ended in foreclosure. This reflects our commitment to responsible lending—and your success as an investor.

It’s important to know: projects with higher complexity, like heavy or extensive rehabs, carry more risk. Delays, unexpected expenses, and changing market dynamics can impact profitability—even for seasoned investors. During times of market uncertainty, this becomes even more critical.

At OfferMarket, we’re more than just your lender—we’re your financing partner, deal advisor, and risk management guide. Our priority is helping you grow your South Carolina real estate business successfully and sustainably.

Initial Advance

Your initial advance—the portion of your loan that covers the purchase price—is determined by your experience level, credit score, and the specifics of the deal.

When evaluating your initial advance, we take into account:

• Number of investment properties owned in the past 24 months

• Number of comparable rehab projects completed in the last 5 years

• Minimum credit score of 680 (720+ preferred for personal guarantors)

• Licensed professionals such as Realtors, General Contractors, or Professional Engineers may qualify for enhanced leverage

Important: If your contract price exceeds the property's As-Is appraised value, the initial advance will be based on the lower As-Is value.

Your exit strategy also factors into your advance:

• For fix-and-flip projects: we require at least a 30% projected gross margin and $15,000 minimum projected profit.

• For BRRRR projects: the post-repair Debt Service Coverage Ratio (DSCR) should be at least 1.1.

• Properties located in more rural parts of South Carolina may have lower leverage caps and require a minimum Tier 3 experience level.

Experience-Based Tiers

Initial Advance by Experience Tier

Adjustments to Initial Advance

Depending on the specifics of your deal, your initial advance may be adjusted:

Rehab Scope Classification

Note: A "lopsided deal" refers to scenarios where the rehab budget exceeds the purchase price or As-Is value. For these projects, Loan-To-Full-Cost (LTFC) limits apply.

Rehab Scope Eligibility

Your eligibility for different rehab scopes depends on your experience tier:

Pro Tip: Newer investors in South Carolina are encouraged to start with light or moderate rehabs to reduce complexity and risk.

LTARV Limits

Your maximum Loan-To-After-Repair-Value (LTARV) depends on your experience tier and rehab scope:

LTFC Limits

For projects classified as Extensive, we apply Loan-To-Full-Cost limits:

Refinance Using As Is Value Instead of Cost Basis for Initial Advance

Our standard underwriting in South Carolina is based on your cost basis—the combined total of your purchase price and rehab costs to date. This approach protects equity and mitigates risk.

However, in certain refinance scenarios where the property's As Is value exceeds your total investment, we may offer financing based on that higher value.

To qualify for As Is value-based refinance:

• The property must be habitable (C4 condition or better)

• It must have been seasoned for at least 3 years

• Payoff lender must not be a bridge or construction lender (no default interest, late charges, or extension fees)

• Minimum credit score of 680

• Experience Tier 3 or higher (at least 3–4 similar completed projects)

• Strong comparable sales to support the valuation

• Clear context for the valuation (such as prior use as a rental)

Transactions Involving Wholesalers, Price Run-Ups

It’s common in South Carolina for investors to work with wholesalers or encounter deals with assignment fees or price markups. OfferMarket can accommodate these transactions under specific guidelines.

If your project involves a wholesaler, we allow the assignment fee or markup to be included in your cost basis—up to 20% of the A-to-B purchase price.

Example:

If the assignment fee or markup exceeds 20%, the excess must be funded out-of-pocket.

Wholesaler Transaction Guidelines

To ensure proper compliance:

• Submit full chain of contracts (A-B and B-C)

• Provide the wholesaler’s operating agreement

• Confirm that the transaction is arm’s-length (no familial or business ties)

• The property must not be MLS-listed at the time of assignment

• Finder’s fees or referral fees are not eligible for financing

• Maximum assignment fee markup: 20% of A-B contract price

Projects exceeding the 20% limit may be reviewed on a case-by-case basis but typically require additional borrower contribution.

Construction Holdback

The construction holdback is the portion of your bridge loan earmarked specifically for rehab expenses. These funds are reimbursed through draw requests as you complete milestones.

If you prefer to fund your own rehab or don't plan to renovate, that's fine too—you can choose a loan without a holdback.

For loans $100,000 or more, you’ll benefit from “As Disbursed” interest accrual. For loans under $100,000, interest accrues on the full amount ("Full Boat").

Draw Processing Guidelines

Pro Tip: Our fast, app-based inspection process helps South Carolina investors stay on schedule and avoid delays.

Appraisal and In-House Valuation

Every South Carolina Bridge Loan through OfferMarket requires a valuation, satisfied either by a full appraisal or our in-house valuation service depending on eligibility.

In-House Valuation Eligibility

OfferMarket reserves the right to require an appraisal even when in-house valuation eligibility is met.

Exterior Appraisal Guidelines

Exterior-only appraisals are acceptable for:

• REO sales

• Foreclosure auctions

• Sheriff's sales

• Online auctions

• Bankruptcy sales

Exterior appraisals must be dated within 120 days of settlement (or recertified if between 120–179 days old).

Interior Appraisal Guidelines

For all other transactions, a full interior appraisal is required.

Borrowers are responsible for appraisal invoices. Loans cannot close without paid appraisals.

Stabilized Bridge Loan

If your South Carolina investment property is already stabilized—meaning it's in solid, rentable condition—you may qualify for our Stabilized Bridge Loan. This option lets you borrow against the property's current As Is value without needing a rehab plan or construction budget.

It’s ideal for properties that are already rent-ready or market-ready for sale but require short-term financing to bridge to your next move.

Criteria for Stabilized Bridge Loans

Note: Stabilized Bridge Loans are perfect for South Carolina properties that don't require renovations, focusing solely on short-term financing flexibility.

Key Loan Details

Extensions

Our South Carolina bridge loans are structured for 12 to 24 months. Most projects finish well before the loan matures. However, if you need more time, extensions are available up to 50% of the original term.

Extension Limits

Extension Terms and Fees

Extension fees are added to your final payoff balance.

Extension Prerequisites

Before an extension is approved:

• Your builder’s risk insurance must stay active through the extended term.

• Any additional lender conditions must be satisfied.

Important: Extensions should be viewed as a backup plan—not part of your core investment strategy.

Ineligible Property Types

We fund non-owner occupied 1–4 unit residential properties only. The following property types are not eligible for the South Carolina Bridge Loan Program:

• Mixed-use properties

• 5+ unit multifamily

• Condotels

• Co-ops

• Mobile or manufactured homes

• Commercial properties

• Cabins or log homes

• Properties with oil or gas leases

• Active farms, ranches, or orchards

• Vacation or seasonal rentals

• Exotic, unique, or luxury homes

• Properties with unpaved access

Exception Scenarios

Certain edge cases may be reviewed individually:

Approval is not guaranteed and depends on underwriting discretion.

Borrower and Guarantor Requirements

We have strict requirements for South Carolina borrowers and guarantors to ensure strong project outcomes:

Liquidity Verification

To ensure financial stability throughout your South Carolina project, we verify liquidity based on these standards:

• Eligible accounts: personal bank, business bank, brokerage, retirement (50% haircut on retirement funds)

• No requirement to transfer or consolidate accounts

• Down payment must be wired directly to the title company

Pro Tip: Having a business bank account is strongly recommended for better financial management.

Credit and Background Items

We carefully evaluate creditworthiness and background history for all borrowers and guarantors.

Interest Reserves

Interest reserves are payments collected upfront and held in escrow to cover future interest payments during the loan term. The amount required depends on your credit profile and overall application strength.

Interest Reserve Requirements

Note: Stronger credit profiles enjoy lighter reserve requirements.

Financed Interest Payments

To help you manage cash flow during your South Carolina rehab project, you may qualify for financed interest payments. This means interest accrues and is added to your payoff balance, instead of being paid monthly.

Example:

Your payoff at closing would include both the principal ($100,000) and the accrued interest ($9,000).

Property Sourcing Guidelines

At OfferMarket, we ensure that every South Carolina deal we finance is well-vetted for success. Here's how we approach property eligibility:

• New market transactions require either:

  • A signed General Contractor (GC) agreement, or

  • A Letter of Explanation (LOE) detailing why a GC isn't needed

For wholesale transactions, prior sale price increases, or non-arm’s-length deals, extra documentation will be required.

Projects involving major structural changes (such as additions) may require:

• Architectural plans

• Engineer letters

• Applicable permits

Bridge Loan Insurance Guidelines

Protecting your South Carolina investment property is just as important as financing it. OfferMarket requires every property funded through our South Carolina Bridge Loan Program to carry appropriate insurance coverage throughout the life of the loan.

This specialized coverage is often referred to as Builders Risk Insurance or Fix and Flip Insurance—designed for properties under construction, vacant, or undergoing significant renovations.

Coverages and Limits

Insurance Policy Details

Pro Tip for South Carolina Investors:
After taking ownership, install smoke detectors, secure locks, and set up security cameras immediately. This not only protects your property but also ensures compliance with insurance requirements—preventing claims from being denied due to missing basic protections.

Frequently Asked Questions

Where does OfferMarket provide bridge loan funding?

OfferMarket proudly offers bridge loan financing to real estate investors across most of the United States—including right here in South Carolina.

In select states requiring specialized licensing, we operate as a rate-shopping service by connecting you with trusted licensed capital providers.

We currently lend in:

Alabama, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, South Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, Tennessee, Texas, Virginia, Washington, Washington DC, West Virginia, Wisconsin, and Wyoming.

In some states, we operate via referrals rather than direct lending.

Can I have multiple bridge loans active at the same time?

Absolutely. Many South Carolina investors have multiple active projects funded through OfferMarket bridge loans.
We’ll always help you manage your liquidity, timelines, and exposure smartly to ensure continued success.

Are bridge loans considered commercial loans?

Yes.
Bridge loans through OfferMarket are classified as commercial business-purpose loans, meaning they are issued to your LLC or Corporation—not personally to you.

What is the minimum bridge loan amount?

Even smaller investment opportunities in South Carolina can qualify under our program.

What types of properties are eligible?

Eligible property types:

• Non-owner occupied single-family homes

• Townhomes

• 2–4 unit multifamily residences

• Warrantable condominiums

• Planned Unit Developments (PUDs)

Not eligible:

• Mixed-use properties

• 5+ unit apartment buildings

• Retail, office, or industrial buildings

• Condotels

• Cooperative housing (co-ops)

• Vacation or seasonal rentals

• Ultra-luxury or exotic properties

How is Loan-To-Value (LTV) or Loan-To-After-Repair Value (LTARV) calculated?

For South Carolina Bridge Loans, we typically use Loan-To-After-Repair Value (LTARV):

• Initial advance is based on the lower of:

  • Purchase contract price, or

  • Appraised As-Is value

• LTARV is calculated by:
  (Initial Advance + Construction Holdback) ÷ ARV

This ensures responsible lending aligned with the project's true post-repair value.

What are the credit score requirements?

Do I need prior investing experience to qualify?

Not necessarily!

Experience Requirement	Details
Required Experience	Not mandatory to qualify
Benefit of Experience	Greater leverage and better terms for experienced investors
Evaluation Method	Based on completed, verifiable rehab projects where you were financially responsible

Scenario	Eligibility
Acting as wholesaler only	Not counted as completed rehab experience

Loan File Sections	Documents
Purchase Contract	Fully signed by buyer and seller
Credit Report	Soft pull tri-merge report for all guarantors
Background Report	Required for each guarantor
Track Record	Details of completed projects
ID Verification	Government-issued ID (license, passport, Green Card)
Borrowing Entity	Formation documents, Operating Agreement, Certificate of Good Standing, W-9
Scope of Work	Detailed rehab scope and budget
Appraisal Report	Ordered through OfferMarket’s AMC partner
Bank Statements	Two most recent personal or business statements
Letter of Explanation (LOE)	If requested by underwriting

Loan File Sections	Documents
Settlement Statement	Fully signed
Credit Report	Soft tri-merge
Background Report	For each guarantor
Track Record	Completed investment projects
ID Verification	Driver’s license, passport, or Green Card
Borrowing Entity	Same as above
Sunk Costs List	All costs paid so far
Scope of Work	Rehab plan
Appraisal Report	Ordered through OfferMarket’s AMC
Bank Statements	Two statements
Letter of Explanation (LOE)	If applicable

Term	Definition
ADU	Accessory Dwelling Unit — A second, self-contained living space built on the same lot as a primary single-family home.
Arms-length	A transaction between unrelated parties acting independently to achieve fair market value.
Non Arms-length	A deal where the buyer and seller share a relationship that could affect the fairness of the transaction terms.
Initial Advance	The portion of your bridge loan used for the property purchase, wired to the title company at closing.
Construction Holdback	The funds reserved specifically for renovation costs, released through draws as work progresses.
Interest Reserves	Funds collected upfront to cover interest payments based on creditworthiness and underwriting guidelines.
LOE (Letter of Explanation)	A written explanation clarifying underwriting concerns like large deposits, late payments, or legal issues.
LTC (Loan-To-Cost)	The ratio of your loan amount to the combined purchase price and renovation expenses.
LTFC (Loan-To-Full-Cost)	The ratio of the full loan amount to your total project costs, including both acquisition and rehab.
LTV (Loan-To-Value)	Ratio comparing the loan amount to the property’s current As-Is value, often used for refinances.
LTARV (Loan-To-After-Repair Value)	Also called ARLTV — compares the total loan amount to the projected value after renovations are complete.
As Disbursed Interest	Interest charged only on the disbursed portions of your bridge loan, not the full approved amount.
Full Boat Interest	Also called Dutch Interest — interest accrues on the full loan amount from day one, regardless of disbursement.
Lopsided Deal	A project where the rehab budget exceeds the purchase price or property value, requiring stricter loan-to-cost limits.
GC Agreement	A contract with a licensed General Contractor outlining project work, costs, and schedules.
DSCR (Debt Service Coverage Ratio)	A measure of a rental property’s income relative to expenses — must exceed 1.1 after repairs for refinances.