Investment property financing built for South Carolina
South Carolina is one of the fastest-growing states in the country, and its investment-property demand spans three distinct regions: the Lowcountry around Charleston and North Charleston, the Upstate around Greenville and Spartanburg, and the Midlands around Columbia — plus the coastal markets of Myrtle Beach and Hilton Head. New City Financial finances business-purpose real estate across all of them the way investors actually operate — on the strength of the property, not a stack of personal paperwork — with a fast, predictable process from quote to close.
Because we underwrite the asset’s cash flow rather than your tax returns, our programs fit the realities of the South Carolina market: the steady stream of relocating and out-of-state investors, self-employed buyers, and LLC-titled property riding the state’s manufacturing and in-migration growth. Whether you’re acquiring a rental near the Port of Charleston, refinancing an apartment community in Greenville, or buying a neighborhood retail center in Columbia, you get one lender, one set of terms, and a straight answer quickly.
Loan programs for South Carolina investors
Every New City Financial program is available on qualifying South Carolina investment and commercial property. Not sure which fits your deal? Start the form and we’ll route you to the right one.
Cash-Out Refinance
Tap into your property's equity to access capital for your next investment or business opportunity.
Learn moreDSCR Refinance
Refinance your investment property based on cash flow rather than personal income.
Learn moreMulti-Family & Apartment Loans
Financing solutions for apartment complexes and multifamily residential properties of all sizes.
Learn moreDSCR Loans
Qualify on the property's rental cash flow, not your personal income — purchase investment property with no tax returns.
Learn moreFix and Flip Loans
Fast funding for fix-and-flip projects with competitive rates and flexible terms designed for investors.
Learn moreARV Loans
Loans based on the after-repair value of your property, not just the current value.
Learn moreForeign Investor Loans
Financing solutions for international investors looking to purchase commercial and investment properties.
Learn moreProperty types we finance in South Carolina
We lend on business-purpose investment and commercial real estate across South Carolina — from single-family rentals and small multifamily to larger apartment, retail, office, industrial, and mixed-use assets. Owner-occupied commercial space is eligible; primary residences are not.
Why South Carolina investors choose New City Financial
We finance the property, not your paperwork
Approval is based on the property’s rental income (its DSCR) — no personal tax returns, W-2s, or employment verification. Ideal for investors with strong properties but complex personal finances.
Considered from a 500 FICO
Where most lenders draw the line at a 620–680 score, a cash-flowing, business-purpose property can carry the loan. First-time and portfolio investors are both welcome.
Close in under 3 weeks
Investor-focused underwriting and minimal paperwork mean most files fund fast — the speed that wins competitive deals and lets you scale.
One lender, consistent terms
Up to 75% LTV, loans from $75K to $50MM, on a single set of terms across 40+ states — so you can grow a portfolio without switching lenders deal to deal.
Financing a property in South Carolina? Get your number in minutes.
Checking your rate is a soft inquiry — it won’t affect your credit score, and there’s no obligation.
South Carolina commercial loan FAQs
Does New City Financial lend on investment property in South Carolina?
Yes. We finance business-purpose investment and commercial real estate across South Carolina — from Charleston and North Charleston through Greenville, Spartanburg, and Columbia to the coast at Myrtle Beach and Hilton Head. Loans run from $75K to $50MM at up to 75% LTV.
Can I get a South Carolina commercial loan without tax returns?
Yes. Our DSCR programs qualify the loan on the property’s rental cash flow rather than your personal income, so no tax returns, W-2s, or employment verification are required — a strong fit for the relocating and self-employed investors moving into the Carolinas.
What credit score do I need for a DSCR loan in South Carolina?
Credit is considered from a 500 FICO. Because approval leans on the property’s cash flow and a standard loan-to-value of up to 75%, a strong South Carolina asset can carry the loan even when personal credit is imperfect.
How fast can you close a commercial loan in South Carolina?
Most South Carolina files close in under three weeks. Investor-focused underwriting and minimal documentation keep the process fast — important in the state’s fast-growing metros where good deals move quickly.
What loan-to-value can I get on South Carolina investment property?
Up to 75% LTV. You’ll typically bring 25% or more as equity; stronger credit and property cash flow generally earn better pricing. Loans range from $75K to $50MM across all eligible property types.
Can out-of-state investors finance South Carolina rentals?
Yes. Because we underwrite the property’s cash flow rather than your local income or employment, out-of-state and relocating investors can finance South Carolina property — including LLC-titled assets — without domestic-market ties to Charleston, Greenville, or Columbia.
Financing your South Carolina deal with New City Financial
New City Financial provides business-purpose financing on South Carolina investment and commercial property — multifamily, industrial, retail, mixed-use, office, and more. Qualify on the property’s cash flow (DSCR), not your personal tax returns, with up to 75% LTV, loans from $75K to $50MM, a 500 FICO minimum, and closings in under three weeks. Owner-occupied commercial space is eligible; primary residences are not. Get a no-obligation quote in minutes, or call (855) 848-2862 to talk it through with a specialist.