South Carolina has emerged as one of the Southeast’s most dynamic commercial real estate markets. Charleston’s rapid growth and tourism economy make it one of the hottest coastal markets in the country, while Columbia’s government and university anchors provide stable commercial demand. The upstate manufacturing corridor around Greenville and Spartanburg drives significant industrial lending activity.
Commercial Loans of Texas is a direct lender headquartered in Magnolia, TX, serving South Carolina and 43 other states nationwide. We make our own credit decisions — no broker, no middleman, no surprises at closing. Our borrowers in South Carolina typically close in 5–15 business days.
Commercial Loan Programs Available in South Carolina
We offer every major commercial loan program in South Carolina, from fast hard money loans to long-term 30-year fixed financing. Most programs require no tax returns and no upfront fees.
- Hard Money Loans — Asset-based lending up to 70% LTV. No income docs. Close in 5–10 business days. Ideal for acquisitions, fix-and-flip, and value-add commercial properties in South Carolina.
- DSCR Loans — Qualify on the property’s rental income, not your W-2 or tax returns. Great for investment properties and landlords across South Carolina.
- Stated Income Commercial Loans — No tax returns required on most programs. Built for self-employed borrowers, business owners, and investors in South Carolina.
- SBA 7(a) and SBA 504 Loans — Government-backed financing for owner-occupied commercial real estate and business acquisitions. Available statewide in South Carolina.
- Bridge Loans — Short-term capital to close quickly while permanent financing is arranged. Common in competitive South Carolina markets.
- Construction Loans — Ground-up construction and major renovation financing for commercial projects throughout South Carolina.
- Multifamily Loans — 5+ unit apartment financing with competitive rates, available in every market in South Carolina.
- 30-Year Fixed Commercial Loans — Long-term, fixed-rate commercial financing for stabilized investment properties.
Property Types We Finance in South Carolina
- Office buildings and medical office
- Retail strip centers and single-tenant NNN properties
- Industrial, warehouse, and flex space
- Multifamily (5+ units) and mixed-use buildings
- Self-storage facilities
- Hotels, motels, and short-term rental properties
- Church and faith-based properties
- Special use and non-warrantable properties
- Land and ground-up development
Loan Terms for South Carolina Borrowers
| Feature | Details |
|---|---|
| Loan Amounts | $150,000 – $5,000,000+ |
| Max LTV | Up to 70–75% depending on program |
| Loan Term | 12 months to 30 years |
| Income Docs | None required on most programs |
| Min Credit Score | 600+ (some programs lower) |
| Closing Time | 5–15 business days typical |
| Upfront Fees | None |
| States | 43 states including South Carolina |
Cities We Serve in South Carolina
We lend on commercial properties throughout South Carolina, including Columbia, Charleston, North Charleston, Mount Pleasant. If the property is in South Carolina — urban, suburban, or rural — we can structure a loan for it. Contact us for a same-day quote regardless of location within the state.
Why South Carolina Borrowers Choose Us Over Local Banks
Local banks in South Carolina are often slow, require mountains of documentation, and reject borrowers who don’t fit a narrow qualification box. We work differently.
- Direct lender since 1998 — We fund our own loans. No brokers, no referral fees passed to you, no committee approval delays.
- Same-day response — Submit your deal and hear back from a decision maker within hours, not days or weeks.
- No upfront fees — We never charge application fees, processing fees, or due diligence fees before closing.
- No tax returns on most programs — We qualify based on the asset and its income, not your personal tax history.
- Fast closings — Most South Carolina commercial loans close in 5–15 business days from application to funding.
- Common-sense underwriting — We look at the deal, not just the borrower’s credit file. If the property makes sense, we find a way to fund it.
Frequently Asked Questions — Commercial Loans in South Carolina
Do I need a South Carolina business entity to get a commercial loan?
No. You can borrow as an individual, LLC, corporation, or partnership. Most investors use an LLC for liability protection, but it is not required to qualify. We lend to all entity types in South Carolina.
How fast can you close a commercial loan in South Carolina?
Most South Carolina commercial loans close in 5–15 business days from application to funding, depending on the program and how quickly the appraisal is completed. Hard money loans can sometimes close in as little as 5 business days. We provide a same-day term sheet so you know exactly where you stand.
What Commercial Loan Programs Are Most Used in South Carolina?
Hard money and bridge loans are very popular in Charleston’s competitive market. DSCR loans are widely used for South Carolina’s multifamily and short-term rental investment market, particularly in Charleston and Myrtle Beach. SBA loans are common for the state’s growing manufacturing, retail, and hospitality sectors.
What is the minimum loan amount for commercial loans in South Carolina?
Our minimum loan amount is $150,000 for commercial properties in South Carolina. There is no maximum — we have closed loans well above $5 million. For deals under $150,000, we can sometimes make exceptions depending on the property type and location.
Ready to get a commercial loan in South Carolina? Apply online here or call us at 877-895-3634. Same-day response, no credit pull, no upfront fees. We have been closing commercial loans since 1998 and we know how to get difficult deals done.
Commercial Loans by City in South Carolina
We lend in every market in South Carolina. Here is an overview of our activity in the state’s major commercial real estate markets.
Commercial Loans in Columbia, South Carolina
Columbia is South Carolina’s state capital and home to the University of South Carolina, creating consistent multifamily, retail, and office demand. The Five Points and Main Street districts are active for mixed-use and retail investment. DSCR and bridge loans are widely used for Columbia’s investment property market.
Commercial Loans in Charleston, South Carolina
Charleston is West Virginia’s state capital and largest city, with commercial demand anchored by state government, healthcare, and the chemical and energy industries. Commercial properties offer some of the most affordable acquisition prices on the East Coast. Hard money and stated income loans are popular for Charleston’s value-focused investor community.
Commercial Loans in North Charleston, South Carolina
North Charleston is the industrial and logistics hub of the Charleston metro, with port-related activity driving enormous demand for warehouse and distribution properties. Commercial prices are more accessible than downtown Charleston while fundamentals remain strong. Bridge and hard money loans are popular for North Charleston’s industrial market.
Commercial Loans in Mount Pleasant, South Carolina
Mount Pleasant is Charleston’s most affluent suburb and a premium retail and multifamily market. Properties here command some of the highest prices in South Carolina. Hard money and stated income loans are popular for Mount Pleasant’s high-net-worth investor community.