Hard money financing for commercial real estate investments in Myrtle Beach.
Commercial properties on the Grand Strand represent some of the most dynamic investment opportunities on the East Coast — and some of the most underserved by conventional lending. The Horry County commercial market encompasses an enormous range: Highway 17 retail corridors in North Myrtle Beach and Murrells Inlet carrying national QSR and convenience tenant rents; medical and professional office buildings serving one of South Carolina's fastest-growing retiree populations; hospitality assets including hotels, motels, and vacation-rental-adjacent retail in the world's most visited beachfront resort market outside of Florida; light industrial and flex-space properties near Myrtle Beach International Airport serving the logistics and construction supply sectors; and mixed-use developments in revitalizing sections of downtown Myrtle Beach, the Market Common district, and the growing Conway commercial core.
Hard Money Lenders of Myrtle Beach provides commercial property investors and developers with the speed and flexibility that Grand Strand commercial deals demand. We close commercial hard money loans in 7 to 14 days for clean transactions — compared to the 45 to 90 days that conventional commercial lenders require. We underwrite transitional properties, value-add acquisitions, and partially-occupied assets that don't meet DSCR thresholds today but will once the business plan executes. And we bring genuine Horry County commercial market knowledge to every underwriting decision: current cap rates by property type, tourist-economy seasonality adjustments for hospitality and retail NOI, and the regulatory nuances (CAMA jurisdiction, flood-zone commercial standards) that affect coastal commercial development.
Our commercial hard money loans range from $250,000 to $10 million with terms of 6 to 24 months. We serve both individual investors pursuing value-add commercial acquisitions and experienced development sponsors executing ground-up commercial projects throughout the Grand Strand.
Retail property investments along the Grand Strand's commercial corridors are among our most active commercial lending categories. Strip centers, standalone retail buildings, restaurant pad sites, and specialty retail locations throughout the Highway 17, Kings Highway, Highway 501, and Highway 544 corridors benefit from the consistent pedestrian and vehicle traffic generated by 18 million annual Grand Strand visitors plus the growing permanent resident base. We finance both stabilized retail acquisitions where timing precludes conventional financing and value-add situations where vacancy, below-market rents, or deferred maintenance have depressed current NOI below DSCR thresholds.
Office and medical office properties represent a growing commercial investment category as the Grand Strand's large and growing retirement-age population drives healthcare utilization above state and national averages. Medical office buildings near Grand Strand Regional Medical Center in Myrtle Beach and Conway Medical Center carry long-term triple-net leases with medical practice tenants who have low mobility and high lease-renewal rates. We finance medical office acquisitions and build-to-suit development for medical practice tenants who need facilities on a compressed timeline that bank construction lending cannot match.
Hospitality properties — including hotels, motels, vacation rental complexes, and short-term rental-adjacent retail — represent the Grand Strand's defining commercial asset class. We finance hospitality acquisitions, renovation bridge loans for properties mid-brand-conversion, and value-add repositioning of underperforming hospitality assets. Hospitality underwriting requires seasonal NOI normalization — we evaluate trailing 12-month performance with seasonal peak and trough analysis rather than applying flat DSCR thresholds that penalize seasonal businesses. A well-located oceanfront motel generating 70 percent of its revenue from May through September is a sound credit, and we underwrite it that way.
Mixed-use commercial developments combining ground-floor retail with upper-floor residential or vacation-rental units are increasingly active in Myrtle Beach, North Myrtle Beach, and Conway. These projects require financing that understands both the commercial lease and residential STR income components — a combination that standard commercial lenders handle poorly. We finance mixed-use acquisitions and development with underwriting that evaluates both income streams and structures loans appropriately for the blended property type.
Commercial investors on the Grand Strand face two structural financing challenges: timing and transitional-asset underwriting. On timing, Grand Strand commercial deals — particularly motivated-seller acquisitions, estate liquidations, and 1031 exchange purchases — require closings in 10 to 21 days that conventional bank timelines categorically cannot accommodate. Our 7-to-14-day commercial close capability eliminates this obstacle for investors who have identified quality commercial acquisitions in time-sensitive situations.
On transitional-asset underwriting, conventional commercial lenders apply rigid DSCR thresholds (typically 1.20 to 1.25x) to current operating income, which systematically excludes the highest-value commercial investment opportunities: partially-occupied properties with vacancy above market norm, properties with below-market leases coming up for renewal, and properties with operational inefficiencies that a new owner can correct. We evaluate these assets based on realistic stabilized NOI projections rather than current-performance DSCR, opening commercial investment opportunities that conventional lenders leave on the table.
Coastal regulatory complexity adds a third challenge specific to the Grand Strand. CAMA permit requirements, FEMA flood-zone commercial construction standards, and wind-zone structural requirements for coastal commercial buildings all affect renovation and development costs and timelines in ways that lenders without coastal market experience don't account for. We underwrite coastal commercial properties with these requirements already factored into our collateral and renovation cost analysis.
Our commercial lending process begins with a property evaluation and deal-feasibility conversation — not with a loan application. When you bring us a Grand Strand commercial opportunity, we provide preliminary feedback on deal structure, collateral value, and loan sizing within 24 to 48 hours. This fast preliminary engagement allows you to make competitive offers with financing confidence and to avoid committing to acquisitions where the loan structure can't support the deal economics.
Commercial loan underwriting focuses on property location, asset quality, market demand for the tenancy type, and your business plan for the asset. We order independent commercial appraisals from coastal-market-experienced appraisers and Phase I environmental assessments where required. Loan commitments are clear and complete: interest rates, points, fees, extension options, and any financial covenants — all disclosed before you sign. We don't add surprise fees or change terms at closing.
Throughout the loan term, we remain accessible for property management consultations, lease questions, and exit-timing discussions. When challenges arise — unexpected vacancy, tenant default, renovation overruns — we engage constructively rather than reflexively pursuing default remedies. Our commercial lending reputation on the Grand Strand is built on treating borrowers as long-term partners, not transactional counterparties.
We provide commercial hard money loans throughout the Grand Strand region including Myrtle Beach (Highway 17, Kings Highway, Highway 501 and 544 corridors, Ocean Boulevard hospitality district, Market Common), North Myrtle Beach (Main Street, Highway 17 retail), Conway (downtown and Highway 501 commercial areas), Murrells Inlet restaurant and retail corridor, and all surrounding commercial markets in Horry and Georgetown Counties.
We finance retail strip centers and standalone retail, restaurant and hospitality buildings, hotel and motel properties (flagged and independent), medical and professional office buildings, light industrial and flex-space warehouses, self-storage facilities, mixed-use commercial-residential properties, and commercial development land. We do not apply categorical exclusions by property type — the Grand Strand's tourism economy includes commercial asset types (vacation-rental complexes, resort retail, golf-adjacent hospitality) that some national lenders exclude but that we evaluate regularly.
We lend 55 to 65 percent of current as-is appraised value for stabilized commercial properties with reliable income documentation. For transitional properties with clear value-add business plans, we may lend up to 65 percent of projected stabilized value when the business plan is credible and the sponsor is experienced. Hospitality assets and commercial land typically receive 50 to 60 percent LTV given wider valuation uncertainty. Loan amounts range from $250,000 to $10 million.
We evaluate commercial properties with seasonal revenue profiles using trailing-12-month NOI normalization alongside seasonal peak-and-trough analysis. We do not apply flat annual DSCR standards to Grand Strand hospitality, restaurant, and tourism-retail properties that generate 60 to 75 percent of their annual revenue during the May-through-September peak season. A well-located Ocean Boulevard hotel or Murrells Inlet seafood restaurant with strong peak-season performance is a sound commercial credit — our underwriting reflects that reality.
Yes. Standard commercial closings with clean title and complete documentation take 7 to 14 days. Complex transactions involving multi-tenant lease assignments, environmental review, partnership structures, or multiple properties securing the loan typically require 3 to 4 weeks. If your deal requires a specific close date — 1031 exchange deadline, motivated-seller timeline, or competitive offer deadline — bring us the opportunity at the beginning of the contract period so we can run title review, appraisal, and underwriting concurrently.
Yes, we require full personal guarantees from the managing principals of any borrowing entity for commercial loans. For larger transactions with institutional-caliber sponsors, substantial equity contributions, and strong collateral, we may discuss limited or modified guarantee structures. Entity borrowing through SC LLC, DE LLC, or other entity structures is fully accommodated — the guarantee requirement applies to the principals, not the entity itself, and does not prevent investors from holding properties in liability-protective structures.
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