Short-term financing for commercial real estate opportunities.
Commercial bridge loans from Hard Money Lenders of Myrtle Beach deliver the short-term capital that Grand Strand commercial investors need when conventional lenders are too slow or too rigid for the deal at hand. The Horry County commercial market moves quickly: a distressed strip center on North Kings Highway, a hotel asset coming out of receivership, a medical office building whose owner needs to close in 10 days to complete a 1031 exchange — these situations don't accommodate 90-day bank timelines. We close commercial bridge loans in 7 to 14 days for straightforward transactions, with complex multi-property or partnership structures requiring three to four weeks.
The Grand Strand's commercial real estate landscape is as varied as its tourism economy. Highway 17 retail corridors in North Myrtle Beach and Murrells Inlet carry national tenant rents while also serving the beach-town retail operators — surf shops, seafood restaurants, miniature golf attractions — whose seasonal revenue patterns require lenders who understand when to look and when not to look at DSCR. The growing healthcare and professional services sector around Grand Strand Regional Medical Center creates sustained office and medical office demand. Industrial and flex-space near Myrtle Beach International Airport serves logistics operators servicing the region's $5 billion annual tourism economy. Each submarket has its own underwriting logic, and our team has financed commercial assets across all of them.
What separates our commercial bridge program from institutional alternatives is our willingness to underwrite transitional assets — partially-occupied centers, properties under renovation, hospitality assets mid-franchise-conversion, and development sites with pending but not-yet-secured zoning. We lend on the property's value and your business plan rather than its current net operating income, which means we can finance the deals that banks won't touch today but would readily finance 18 months from now when the business plan has been executed. Bridge loan amounts range from $500,000 to $10 million with terms from 6 to 24 months.
Acquisition bridge financing is the most common use case on the Grand Strand commercial market. Motivated sellers — estate liquidations, loan maturities, partnership dissolution — frequently require 10-to-21-day closings that eliminate conventional financing as an option. Investors who can demonstrate proof of funds through a committed hard money bridge loan can compete effectively for these acquisitions. We have financed retail centers, restaurant buildings, motel properties, and office buildings where the seller's timeline drove a premium acquisition discount that more than offset the higher cost of bridge capital.
Refinance bridge loans help property owners navigate loan maturities when conventional takeout financing isn't immediately available. A retail center that lost a major tenant during COVID still carries value — particularly on the Grand Strand where tourist traffic drives walk-in retail — but its current DSCR won't satisfy a conventional lender. Our bridge loan buys time to lease the vacancy, restabilize NOI, and refinance at favorable conventional terms. We've structured these solutions for hospitality owners, office building operators, and mixed-use developers throughout Horry County.
Construction and renovation bridge financing addresses commercial properties in physical transition. A boutique hotel on Ocean Boulevard converting rooms and upgrading common areas, a retail center adding drive-through infrastructure for a fast-food anchor, or a former big-box retail space being subdivided into multi-tenant flex use — all of these generate income disruption during construction that complicates conventional financing. Our commercial bridge loans fund the gap between current condition and stabilized operation, with interest reserves built into the loan structure to cover debt service during the renovation period.
Land acquisition for commercial development — particularly along the Highway 17 and Highway 501 growth corridors — frequently benefits from bridge financing while entitlement and infrastructure work is completed. We finance commercially-zoned parcels and development sites with terms extending through the pre-construction period, giving developers time to secure building permits, anchor tenant letters of intent, and construction financing before our bridge loan matures.
Commercial bridge borrowers on the Grand Strand face valuation complexity that generic national lenders struggle with. Hospitality and STR-adjacent commercial assets — the hotels, restaurant buildings, and entertainment venues that serve 18 million annual Grand Strand visitors — have income streams that are inherently seasonal. A motel property generating $800,000 in summer revenues but only $150,000 in winter revenues looks very different on an annual cap-rate basis than it does on a trailing-12 basis. Our underwriting accounts for seasonal NOI patterns and does not unfairly penalize coastal hospitality assets for cyclical revenue.
Exit strategy execution is the most important risk for any bridge borrower. We require a credible, documented path to repayment — typically either permanent conventional financing once a property reaches stabilized occupancy or sale to a buyer with conventional financing capacity — and we discuss backup options during underwriting. Market conditions on the Grand Strand can shift faster than in stabilized inland markets; a rate spike or tourist-season disruption can slow commercial absorption. We structure terms with realistic exit windows and communicate proactively as maturity approaches.
Environmental and regulatory complexity affects coastal commercial properties more than inland assets. Phase I environmental assessments are standard for any commercial acquisition, and properties near tidal wetlands or within CAMA (Coastal Area Management Act) jurisdiction require additional regulatory review before development or significant renovation. We work with borrowers to identify these issues during the underwriting period rather than discovering them at the closing table.
Our approach to commercial bridge lending starts with a candid conversation about your business plan and exit strategy before we discuss loan terms. We're evaluating whether the deal makes sense — not just whether the collateral covers the loan. When you bring us a Grand Strand commercial opportunity, we provide preliminary feedback within 24 to 48 hours and a full term sheet within three to five days. Our underwriting draws on in-house market knowledge, independent appraisals from coastal commercial appraisers, and Phase I environmental review.
We maintain transparent, itemized loan terms in our commitments — no hidden rate floors, no surprise extension fees, no yield-maintenance penalties buried in fine print. During the loan term, we remain accessible and solution-oriented. If your occupancy lease-up takes an extra 60 days because the anchor tenant pushed back its opening, we'd rather work out an extension than force a distressed refinance or sale. Our long-term reputation in the Horry County commercial market depends on treating borrowers fairly across the entire loan lifecycle.
Hard Money Lenders of Myrtle Beach provides commercial bridge loans throughout the Grand Strand's commercial corridors including Highway 17 retail centers, Ocean Boulevard hospitality assets, Highway 501 commercial nodes, office and medical office buildings in Myrtle Beach and Conway, industrial and flex space near Myrtle Beach International Airport, and development sites throughout Horry and Georgetown Counties.
We finance retail strip centers, standalone restaurant and hospitality buildings, hotel and motel properties (including flagged and independent), office and medical office buildings, light industrial and flex-space warehouses, mixed-use commercial-residential buildings, self-storage facilities, and commercial development land. We evaluate each property on its own characteristics rather than applying category exclusions. The Grand Strand's tourism economy means we have extensive experience with hospitality-adjacent commercial assets that some lenders categorize as too specialized.
We typically lend 55 to 65 percent of current as-is value on stabilized commercial properties and up to 65 percent of projected after-renovation value for transitional assets with credible business plans. Hospitality assets and land typically receive 50 to 60 percent LTV given wider value-range uncertainty. We do not lend on speculative projects without significant borrower equity and demonstrated development experience.
We evaluate commercial properties with seasonal revenue patterns — particularly hospitality, restaurant, and tourism-retail assets — using trailing-12-month NOI averaging alongside seasonal peak and trough analysis. We do not apply a standard DSCR threshold that ignores seasonal cash flow reality. A well-located Ocean Boulevard restaurant generating 70 percent of its revenue between May and September is not an inferior credit — it's a coastal asset with a normal income pattern, and we underwrite it accordingly.
Yes, we require full personal guarantees from the principals of any borrowing entity for commercial bridge loans under $2 million. For larger transactions with institutional-caliber sponsors and substantial equity contributions, we evaluate modified guarantee structures including limited guarantees or carve-out-only provisions for bad-act scenarios. Entity borrowing through SC LLC or DE LLC structures is fully accommodated — we simply require the managing member's personal guarantee alongside the entity's.
Standard commercial bridge closings take 7 to 14 days for properties with clean title, complete rent rolls, and straightforward ownership structures. Transactions involving multi-tenant lease assignments, environmental conditions, partnership buyouts, or properties with prior liens requiring subordination agreements typically require 3 to 4 weeks. If your deal requires a 10-day close, bring us the opportunity as early in the contract period as possible so underwriting and title work run concurrently rather than sequentially.
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