Fast financing for real estate investment properties in Myrtle Beach.
At Hard Money Lenders of Myrtle Beach, we know the Grand Strand investment calendar doesn't wait for bank committees. When a three-bedroom oceanfront condo in North Myrtle Beach's Cherry Grove section hits the market at $20,000 below asking, or a duplex near Coastal Carolina University comes available mid-semester, the window is measured in days — not the 45 to 60 days a conventional mortgage requires. Our investment property loans close in as little as 5 to 7 business days, giving serious investors the speed needed to secure income-producing properties before other buyers can even schedule a showing.
The Grand Strand is one of the most layered real estate investment markets on the East Coast. Within a 60-mile arc you have oceanfront short-term rental (STR) properties commanding $300 to $600 per night in summer, golf-resort condos at Dunes Club, Caledonia, and Heritage Club attracting retirees from the Northeast who pay premium seasonal rates, and stable year-round workforce rental demand in Conway, Socastee, and Carolina Forest from hospital workers, tourism-industry employees, and CCU faculty. We understand each of these submarkets individually and structure our investment property loans to match the strategy you're executing — whether that's a vacation-rental condo on Ocean Boulevard, a long-term rental in the Plantation Point corridor, or a mixed-use building in Murrells Inlet's restaurant row.
Our underwriting centers on the property's income potential and your exit plan rather than your tax-return income or FICO score. Self-employed investors, LLC borrowers, foreign nationals pursuing the Grand Strand's inbound migration opportunity, and investors who've had past credit setbacks all qualify when the deal is fundamentally sound. We evaluate after-repair value, projected STR revenue (accounting for Horry County's seasonal occupancy curves), and your experience level to make fast decisions that keep your portfolio moving. Loan amounts run from $100,000 to over $5 million — from a garden-style condo in Crescent Beach to a Pawleys Island trophy property in DeBordieu Colony.
Our investment property loans serve the full spectrum of Grand Strand real estate strategy. For buy-and-hold investors targeting long-term tenants, we finance single-family rentals in Carolina Forest sub-villages like Plantation Forest and Berkshire Forest, where HOA restrictions are investor-friendly and rent-to-price ratios remain attractive. We also finance duplex and triplex acquisitions in Little River and Conway where multi-family stock is older and frequently underpriced relative to rental income potential.
Short-term rental investors — the backbone of the Grand Strand's vacation economy — use our loans to acquire oceanfront and near-ocean condos in Cherry Grove, Ocean Drive, and Crescent Beach in North Myrtle Beach, as well as cottage-style properties in Surfside Beach and Garden City. These properties can generate gross STR revenues of $40,000 to $90,000+ annually for a well-managed two-bedroom unit. We understand that STR income is seasonal by nature, peaking Memorial Day through Labor Day, and we structure loan terms that don't force refinance deadlines into the slow winter months.
Golf-resort rental properties near TPC Myrtle Beach, Dunes Club, and Caledonia Golf and Fish Club represent another high-performing niche. Golfers visiting the Grand Strand's 90-plus courses increasingly prefer private home and condo rentals over hotels, particularly for groups of four to eight players. We finance acquisitions in golf-front communities along Highway 501 and Highway 707 where occupancy rates hold up better in shoulder seasons than pure beach properties.
For investors targeting the Pawleys Island and Litchfield corridor — where oceanfront estates in Hagley Estates and DeBordieu Colony list from $1.5 million to $5 million+ — we provide jumbo investment property loans sized to accommodate luxury acquisitions. We also finance commercial investment properties: retail strip centers on Highway 17, office buildings serving the growing healthcare corridor, and mixed-use buildings where ground-floor commercial plus upper-floor rental units create diversified income streams.
The most punishing obstacle for Grand Strand investors is timing. Distressed-estate sales, REO auctions, and motivated-seller opportunities don't accommodate 45-day closing timelines. A waterfront condo in Murrells Inlet priced $30,000 below market because the seller is relocating for work will receive five cash offers the first weekend — and the investor relying on conventional financing will lose every time. Our 5-to-10-day close is the single most important feature we offer.
The second major challenge is underwriting complexity. Many of the most profitable Grand Strand investments are high-performing STR properties that show modest income on tax returns because STR revenue flows through Airbnb and VRBO with significant deductions. Banks applying traditional debt-to-income analysis see a "low income" borrower — we see the actual STR revenue history and Horry County seasonal occupancy data. Similarly, investors holding properties under SC LLC or DE LLC structures for liability protection often find conventional lenders unwilling to lend to entities without extensive seasoning.
Coastal property-specific issues create a third layer: FEMA Zone VE and AE flood designations on oceanfront and bayside properties require wind and flood insurance that inflates carrying costs, and some lenders blanket-exclude flood-zone collateral regardless of property quality. We underwrite coastal collateral regularly and account for hurricane insurance in our cash-flow analysis — experience built from lending through seasons that include Atlantic coast storm systems and their aftermath.
Hard Money Lenders of Myrtle Beach evaluates each investment loan on the merits of the property and the clarity of your exit plan. We begin with a rapid property assessment — ARV, rental income potential (both STR and long-term), and flood zone status — and provide a term sheet within 24 to 48 hours. Our underwriters have direct knowledge of Grand Strand neighborhood rent rolls, seasonal occupancy rates, and the HOA architectural review requirements in master-planned communities like Grande Dunes and Carolina Forest that affect what renovations are permissible on STR properties.
We work with local title companies, coastal appraisers familiar with FEMA-zone valuation, and SC real estate attorneys to close transactions on the timeline your deal demands. There are no hidden junk fees added at closing. Our goal is to be your long-term capital partner as you build a Grand Strand portfolio — not a one-time transaction processor. Investors who close their first loan with us typically return for two, three, and four deals because we actually understand the market they're building in.
Hard Money Lenders of Myrtle Beach provides investment property loans throughout the Grand Strand region including Myrtle Beach (Carolina Forest, Market Common, Withers Estates, Plantation Point), North Myrtle Beach (Cherry Grove, Ocean Drive, Crescent Beach), Surfside Beach, Garden City, Pawleys Island (Litchfield, DeBordieu, Hagley Estates), Murrells Inlet, Conway, Little River, and surrounding communities in Horry and Georgetown Counties.
Yes. We routinely lend to SC single-member LLCs, SC multi-member LLCs, and DE LLCs — structures Grand Strand investors commonly use for liability separation. We require a personal guarantee from the managing member and standard entity documentation. Entity lending does not slow our process; most LLC loans close on the same 5-to-10-day timeline as individual borrower loans.
We evaluate short-term rental income using Airbnb and VRBO revenue histories, property management statements, or market-rate seasonal projections from comparables in the same community. We do not rely solely on Schedule E tax returns for STR properties, which commonly understate gross revenue. For new STR acquisitions without history, we use Horry County seasonal occupancy benchmarks and comparable listings to project supportable income.
Yes. A substantial portion of the Grand Strand's most desirable investment properties — oceanfront condos, near-ocean cottages, and bay-side properties — carry VE or AE flood designations. We underwrite these properties routinely, factoring in required flood insurance premiums and wind-mitigation costs in our cash-flow analysis. Elevation certificates and flood-zone status are reviewed during underwriting, not discovered at closing.
We typically require 25 to 35 percent down depending on property type, FEMA zone, STR-versus-long-term rental strategy, and borrower experience. Luxury Pawleys Island and North Myrtle Beach oceanfront acquisitions may require 30 to 40 percent due to narrower buyer pools. We calculate LTV against the lower of purchase price or appraised value.
Pre-construction condo acquisitions on Ocean Boulevard and the Highway 17 corridor typically require coordination with the developer's title company and may involve HOA pre-approval steps. We can close most pre-construction investment purchases within 10 to 14 days of receiving complete documentation and a clear title report. We recommend engaging us early in the contract period so underwriting runs concurrently with developer due diligence.
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