Quick funding for house flipping projects in Myrtle Beach.
Fix and flip loans from Hard Money Lenders of Myrtle Beach give property flippers the speed and capital structure needed to compete in one of the Southeast's most active residential investment markets. On the Grand Strand, the best flip opportunities go under contract in 72 hours or less — estate sales priced below market because heirs need a fast close, REO properties from banks selling at courthouse-step discounts, dated beach cottages in Garden City or Surfside Beach that no retail buyer will touch in current condition but that the vacation-rental market will pay top dollar for once renovated. Our fix and flip loans close in as little as 5 to 7 business days, giving you the speed advantage that cash buyers have without requiring you to tie up your own liquidity.
The Grand Strand is a particularly favorable flip market for three structural reasons. First, the housing stock in core Horry County neighborhoods — Conway historic district, established Myrtle Beach neighborhoods west of Kings Highway, older sections of North Myrtle Beach — includes substantial pre-1990 inventory that has not been updated to current market expectations. These properties sell at significant discounts relative to ARV, creating wide gross margins for investors who can execute quality renovations. Second, the inbound migration from high-COL Northeast markets means the buyer pool for renovated homes includes purchasers who've recently sold $600,000-plus properties in New Jersey or Long Island and are arriving in Myrtle Beach with substantial equity capital, making them qualified buyers at price points that generate meaningful flip profits. Third, the vacation-rental investor market creates a secondary buyer pool — sophisticated investors acquiring turnkey STR properties — that pays ARV premium for properties with documented rental income potential.
Our fix and flip loans are designed around the flipping business model: we fund both acquisition and renovation in a single loan, base amounts on ARV rather than current condition, structure interest-only payments during the renovation period to preserve your renovation capital, and impose no prepayment penalties so early sales aren't penalized. Loan amounts run up to 70 percent of ARV with terms from 6 to 12 months.
Cosmetic flip projects — the fastest-turn, lowest-risk entry point for new flippers — focus on properties in sound structural condition that need new flooring, paint, kitchen refresh, bath updates, and landscaping. In the Conway price range of $130,000 to $200,000 for dated but structurally sound homes, cosmetic renovations costing $25,000 to $45,000 can produce ARVs of $185,000 to $255,000, generating gross flip profits of $30,000 to $60,000 before holding costs. We fund many first-time flippers in the Conway and Loris markets where acquisition prices are conservative enough to accommodate learning-curve renovation cost overruns.
Full gut rehab projects on higher-value properties — oceanfront cottages in Garden City and Surfside Beach, mid-century homes in established North Myrtle Beach neighborhoods, dated golf-course properties near Dunes Club or TPC Myrtle Beach — command the largest gross profits but require the most capital, the most experienced contractors, and the sharpest ARV analysis. We regularly finance gut rehabs in the $250,000 to $500,000 acquisition range where renovation budgets run $75,000 to $150,000 and ARVs reach $450,000 to $750,000 for well-executed projects. These deals require accurate scope-of-work planning — we'll review your contractor bids in detail and flag budget gaps before you're committed.
Post-hurricane and storm-distressed property acquisitions are a recurring Grand Strand opportunity that most markets don't have. Hugo in 1989, Floyd in 1999, Florence in 2018, and Dorian in 2019 all generated significant inventories of insurance-total properties and motivated-seller situations. Even in non-hurricane years, nor'easters and tropical storms produce ongoing property damage that creates acquisition opportunities. Investors with financing partners who understand distressed-condition coastal properties — including flood-elevated reconstruction requirements and wind-mitigation upgrade costs — have a meaningful advantage over out-of-market buyers who don't know what they're looking at.
Luxury flips in North Myrtle Beach, Murrells Inlet, and Pawleys Island require larger capital commitments but can produce six-figure net profits when positioned correctly. A dated five-bedroom home in North Myrtle Beach's upscale Windy Hill section, acquired for $550,000 and renovated for $120,000 to a $780,000 ARV, produces gross profit of $110,000 before holding costs. We finance luxury flips with loan amounts exceeding $1 million for waterfront and golf-front properties in the Grand Strand's premium submarkets.
Accurate ARV estimation is harder on the Grand Strand than in markets with dense, homogeneous housing stock. The coexistence of oceanfront condos, golf-course homes, inland workforce rentals, and vacation-rental cottages creates wide price variance even within small geographic areas. A renovated three-bedroom home selling for $320,000 in one section of Myrtle Beach might command only $240,000 in a section one mile away due to proximity to amenities, HOA quality, or school district. We review ARV comps carefully and push back when investors are using renovated oceanfront comparables to justify pricing for an inland property.
Contractor reliability on the Grand Strand is a function of timing. In peak construction season — roughly March through September — experienced licensed contractors are booked solid with new construction and major renovation projects. Flippers who close on properties in April and expect to start construction the following week often face a four-to-six-week wait for their preferred crew. Investors who have established contractor relationships or who close acquisitions in the slower winter months (when contractor availability improves) consistently execute faster and more profitably than those who don't plan for this dynamic.
Holding cost math changes for coastal properties. Flood insurance, windstorm insurance, and HOA fees (for condo flips) all increase monthly carrying costs above what an inland market investor might budget. A condo flip in a North Myrtle Beach oceanfront building might carry $400 per month in HOA fees, $150 per month in flood insurance, and $200 per month in windstorm insurance — $750 per month in carrying costs before the hard money interest expense. We model these costs explicitly in our deal analysis conversations with borrowers.
When you present a flip deal, we analyze it alongside you: purchase price, renovation budget, ARV from recent comps, estimated holding period, and projected net profit after all carrying costs including our interest and points. If the math is thin — a net profit below 15 percent of ARV or below $25,000 absolute — we tell you, and we explain what would need to change for the deal to make sense. We'd rather have that conversation before you're under contract than after. Flippers who consistently profit tend to be the ones who turn down marginal deals, and we help you identify the line.
Our loan process is efficient for prepared borrowers: submit the property address, purchase price, renovation budget with contractor scope-of-work, and your comps supporting ARV, and we'll provide a preliminary term sheet within 24 hours. Once under contract, we move quickly through property inspection, title review, and closing coordination. Draw requests during renovation are processed within two to three business days of inspection — we don't hold contractor payments hostage in slow bureaucratic queues.
Our fix and flip loans are available throughout the Grand Strand flipping markets including Myrtle Beach, Conway, North Myrtle Beach (Cherry Grove, Ocean Drive, Crescent Beach, Windy Hill), Surfside Beach, Garden City, Little River, Socastee, Loris, Murrells Inlet, Pawleys Island, and surrounding Horry and Georgetown County communities.
We lend up to 70 percent of after-repair value (ARV), which for experienced flippers often covers 85 to 100 percent of the purchase price plus 100 percent of renovation costs on well-structured deals. For example: if a Surfside Beach cottage has a $300,000 ARV after $60,000 in renovation and you're acquiring it for $160,000, we can lend up to $210,000 — covering the full $160,000 acquisition and the full $60,000 renovation budget. First-time flippers typically require 20 to 30 percent equity contribution.
Yes, with some conditions. We review the condo association's financial health, reserve fund status, and any pending special assessments or litigation before approving condo flip loans. Associations that are underfunded or that have active construction-defect litigation represent elevated risk for our collateral position. Financially healthy associations with well-maintained common areas are preferred collateral for condo flips. We also confirm that the association permits STR use if your exit strategy targets vacation-rental investors as buyers.
Fix and flip loan rates typically range from 10 to 14 percent annually depending on borrower experience, deal strength, LTV, and market conditions. We charge 2 to 4 origination points at closing. There are no prepayment penalties — if your property sells in month three of a six-month term, you owe interest only through the payoff date. Other closing costs include appraisal (if ordered), title insurance, and recording fees. We provide a complete itemized cost estimate at commitment so your deal analysis reflects actual costs.
For properties whose primary buyer pool is vacation-rental investors rather than owner-occupants, we use two ARV approaches: comparable sales to STR investor buyers in the same community, and income capitalization based on documented or projected STR revenue. In high-demand STR markets like Cherry Grove in North Myrtle Beach or near the Dunes Club golf corridor, investor buyers pay premiums over owner-occupant comps because rental income supports higher pricing. We use the approach that most accurately reflects your likely buyer.
Prior flipping experience is helpful but not required. First-time flippers can qualify for fix and flip loans by demonstrating: a realistic, well-documented renovation budget from a licensed contractor; conservative ARV supported by recent comparable sales; adequate personal liquidity to cover cost overruns; and a clear exit strategy. We may require larger down payments (30 to 40 percent vs. 20 to 25 percent for experienced investors) and more detailed project documentation from first-time borrowers. Starting with a cosmetic flip rather than a full gut rehab is our recommendation for investors building their first track record.
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