South Carolina Commercial Real Estate Loans
South Carolina Commercial Real Estate Loans$150K to $100M
I arrange South Carolina commercial real estate loans for investors, sponsors, and developers, from a single Lowcountry retail strip to a $100M Upstate industrial campus. From Charleston to Greenville I move fast, because in the fastest-growing state in the country the deal goes to whoever can fund it. If you are searching for Charleston commercial real estate loans with a real closer behind them, you found me. Banks hand out umbrellas when the sun is shining, not when you are weathering the storm. I bring the capital partner who closes South Carolina commercial real estate loans when the bank will not.
If you are comparing South Carolina commercial real estate loans, start here. I arrange South Carolina commercial real estate loans for purchase, refinance, construction, and bridge across all 50 states, with the Charleston, Columbia, and Greenville markets front and center. The short version on South Carolina commercial real estate loans: they should move at the speed of the deal, and most banks simply cannot. I can.
The Property Types I Finance in South Carolina
Whatever you are buying, building, or refinancing, I have a lender for it. South Carolina commercial real estate loans run through all eight of these lanes, each tied to the national program page so you can dig into structure, leverage, and timing. Pick your asset and the South Carolina commercial real estate loans behind it follow.
Multi-Family Apartment
South Carolina is the fastest-growing state in the country, and the renters keep coming to Charleston, Greenville, and the Midlands. I fund South Carolina multi-family loans on acquisition, refinance, and value-add across the Lowcountry and the Upstate.
View multi-family loans →Warehouse and Industrial
The Port of Charleston, BMW Spartanburg, and the I-85 manufacturing corridor keep South Carolina industrial demand high. I finance distribution, cold storage, and last-mile facilities from the Lowcountry to Greer. These are some of the steadiest South Carolina commercial real estate loans on my desk.
View warehouse and industrial loans →Office Building
Greenville and Charleston office still trades where the tenant story is strong. I underwrite South Carolina office acquisitions and refinances on the lease, not just the address, the way solid South Carolina commercial real estate loans should be written.
View office building loans →Office Condo
For South Carolina practices and small firms that want to own their suite instead of rent it, the office condo plus SBA 504 combination is one of the strongest owner-user plays in Columbia and Mount Pleasant, and among the most popular South Carolina commercial real estate loans I arrange.
View office condo loans →Retail and Strip Mall
Rooftops drive retail, and South Carolina keeps adding rooftops in Fort Mill, Summerville, and the Myrtle Beach corridor. I finance neighborhood centers and pad sites where the demographics are moving toward you.
View retail and strip mall loans →Flex Building
Flex space pairs perfectly with South Carolina’s automotive-supplier, aerospace, and light-manufacturing economy. I fund multi-tenant and owner-user flex across Greenville, Spartanburg, and the Charleston metro.
View flex building loans →Construction / Development
With BMW, Boeing, and record capital investment pulling land off the board, ground-up moves on South Carolina deals reward speed. I structure construction and development capital with an LTV/LTC blend up to 90% on qualified large deals.*
View construction and development loans →Self Storage
South Carolina population growth and heavy in-migration make self storage one of the steadiest cash-flow plays in the state. I lead these with SBA 504 for owner-users, acquisition and ground-up alike, and they remain some of the most dependable South Carolina commercial real estate loans in the state.
View self storage financing →South Carolina Commercial Real Estate Loans: Programs and Speed
Every South Carolina commercial mortgage I place runs on one principle: the faster I see the deal, the faster I put a term sheet in your hands. These are the South Carolina commercial real estate loans programs I run and what to expect on each.
| Program | Loan Range | Term Sheet | Close |
|---|---|---|---|
| Commercial Real Estate (acquisition) | $150K to $100M | 3 to 5 days | 21 to 30 days |
| Investment Property | $150K to $100M | 3 to 5 days | 21 to 30 days |
| Bridge Loans | Deal-dependent | 24 to 72 hours | 15 to 30 days |
| Construction / Development | $500K to $100M | 5 to 10 days | 30 to 45 days |
| SBA 504 (owner-occupied CRE) | Up to $5.5M | 5 to 7 days | 45 to 60 days |
| SBA 7(a) (CRE acquisition) | Up to $5M | 5 to 7 days | 45 to 60 days |
| Cashout (free-and-clear property) | $150K to $100M | 3 to 5 days | 10 to 20 days |
Why the SBA 504 Structure Is Different
The SBA 504 is one of the most powerful South Carolina commercial real estate loans for an owner-user, and it is widely misunderstood. Most people think an SBA 504 loan is a bank loan with a government program attached to it. It is not. The SBA 504 is structured differently from any conventional CRE loan, and that is exactly why it works the way it does.
Here is the actual mechanic:
The bank provides the first lien at typically 50 percent of the project. The SBA/CDC second-position portion (40 percent) is packaged through the debenture market, where SBA-backed debentures are sold to investors.
In other words, the SBA portion is tied more closely to the bond market than to any conventional bank balance sheet.
A conventional commercial loan is priced around bank risk, borrower risk, property risk, and lender margin. The SBA 504 debenture is priced around government-backed bond risk… a completely different funding source.
That is why the 504 program can deliver long-term, fixed-rate capital that conventional commercial real estate financing often cannot replicate. The 504 advantage is the highest leverage in the market for the owner-user, because it draws from a different capital source entirely.
When the 504 fits your deal, it is almost always the best structure available. The question is whether your deal qualifies. One conversation with me and I will tell you.
South Carolina Commercial Real Estate by the Numbers
I underwrite South Carolina commercial real estate loans against the real economy, not the headlines. These are the public figures that explain why capital keeps flowing into this state and why South Carolina commercial property loans keep performing.
Fastest-growing state in the U.S.
South Carolina’s population grew 1.5% from July 2024 to July 2025, the fastest rate in the country, reaching roughly 5.5 million residents… renters and buyers who need space.
Source: SC Dept of Employment and Workforce (2026)Fastest GDP growth in the nation
South Carolina’s real GDP grew 3.5% year-over-year through Q3 2025, the fastest of any state, led by manufacturing and real estate… a deep base of demand under the South Carolina commercial real estate loans I arrange.
Source: SC DEW / U.S. BEA (2026)Nonfarm jobs added in a year
South Carolina added about 72,000 nonfarm jobs through August 2025, a 3.1% gain and the fastest job-growth rate in the country… the tenants filling commercial space.
Source: U.S. Bureau of Labor Statistics (2025)Port of Charleston TEUs
The Port of Charleston handled 2.6 million container units in FY2025, ranks as the 8th-largest U.S. container port, and has the deepest harbor on the East Coast, anchoring statewide demand for South Carolina commercial real estate loans.
Source: SC Ports Authority (2025)Capital investment recruited in 2024
South Carolina landed $8.19 billion in announced capital investment in 2024 and more than 5,500 jobs, led by data centers, automotive, and Boeing aerospace… build-to-suit and industrial demand for the South Carolina commercial real estate loans I place.
Source: SC Dept of Commerce (2025)BMW investment in Spartanburg
BMW has invested more than $14.8 billion in its Spartanburg plant, now the largest BMW factory in the world and the top U.S. auto exporter by value, pulling industrial and flex demand across the Upstate.
Source: SC Dept of Commerce (2025)How South Carolina Investors Use South Carolina Commercial Real Estate Loans
Demand is one thing. Turning it into a closed deal is another. Here is how the South Carolina commercial real estate loans I arrange actually get put to work, lane by lane. Whatever the asset, South Carolina commercial real estate loans win on speed and structure, and that is what I bring to every file. Below is how South Carolina commercial real estate loans break down by what you are actually trying to fund.
South Carolina Multi-Family Loans
South Carolina multi-family loans are the busiest lane on my desk, and it is no accident. The Palmetto State leads the country in population growth, and the in-migration filling Charleston, Greenville, and the Midlands keeps the rent roll tight for buyers. I place South Carolina multi-family loans on purchase, refinance, and value-add. South Carolina multi-family loans run from a 12-unit infill building in Columbia to a 300-unit institutional complex in the Charleston metro. The same playbook behind my $43M and $4.2M apartment closings drives these South Carolina commercial real estate loans for you.
The South Carolina Commercial Mortgage Options I Place
A South Carolina commercial mortgage is not one product, it is a menu. I match each South Carolina commercial mortgage to the asset and the borrower: conventional bank debt for clean income property, SBA 504 and 7(a) for owner-users, bridge capital for speed, and institutional money for the big deals. Where a bank tries to force your deal into one box, I shop your South Carolina commercial mortgage across a 75+ lender network until I find the structure that fits, the same way I shop every one of my South Carolina commercial real estate loans.
South Carolina Commercial Property Loans Across Every Asset Class
I write South Carolina commercial property loans on retail, office, industrial, flex, self storage, and mixed-use, not just the easy categories. South Carolina commercial property loans are not limited to the easy categories, and South Carolina commercial property loans are where my owner-operator background pays off for you, because I have actually held title, run the numbers, and lived through a closing. When your South Carolina commercial property loans depend on a tight timeline or a tricky asset, that experience is the difference between a funded deal and a dead one.
Charleston Commercial Real Estate Loans and the Lowcountry Market
Charleston commercial real estate loans drive a big share of my volume, and the Lowcountry earns it. The Port of Charleston, the Boeing 787 campus, and the coastal hospitality boom all pull capital into the Charleston metro. I treat Charleston commercial real estate loans as a home court, with the lender relationships and the market read to fund South Carolina commercial real estate loans faster than an out-of-area bank ever could on the same deal.
When the Bank Walked, I Closed
One deal is luck. Two deals at wildly different sizes is a system. Here is the proof behind the South Carolina commercial real estate loans I place, at both ends of the size scale.
$43M Multi-Family Apartment Complex
- Bank issued a pre-approval, then walked two weeks before closing.
- The real estate broker called me.
- I structured the financing with an institutional capital partner.
- Term sheet in the buyer’s hands in 48 hours.
- Closed in 19 days.
“When a $43M deal demands institutional speed, this is how I deliver.”
$4.2M Multi-Family Apartment Purchase
- The borrower’s bank walked pre-closing.
- This was a purchase, not a refinance.
- I funded it in 24 days.
- Into a 20-year fixed.
“This is the typical-investor deal I do every month.”
Fresh Closings From My Desk
Loading my latest funded deals…
A South Carolina Bank vs. Me
A bank works for the bank. I work for your closing. Here is what that difference looks like on real South Carolina commercial real estate loans, scenario by scenario. The pattern repeats on most South Carolina commercial real estate loans I rescue.
| Scenario | Traditional Bank | Kevin |
|---|---|---|
| $5M acquisition with a 60-day closing window | 90+ days to underwriting, often declined | I deliver a term sheet in 3 to 5 days and close in 21 to 30 |
| Bank withdraws 10 days from close | Deal dies | I can place an emergency term sheet in 24 hours and close in under 15 days |
| Out-of-state buyer | Bank wants an in-state relationship | I am a cross-state CRE specialist, all 50 states |
| Loan over $20M | Most banks tap out | I close up to $100M with my institutional partners |
| Owner-occupied CRE | Generic SBA process | I am an SBA 504 specialist, 90-day target close |
| 1031 exchange, tight timeline | Bank cannot match the deadline | I close in 21 to 30 days, with your replacement property identified |
| DSCR property with no W-2 income | Declined for “lack of personal income” | I have DSCR programs that qualify the property, not your W-2 |
Why Work With Me Instead of a South Carolina Bank
20+ Years in the Commercial Real Estate Arena.
I have spent 20+ years in the commercial real estate arena, not behind a teller window. I have been a broker, an owner, and an operator. I have sat on the borrower’s side of the table, signed the personal guarantee, and sweated a closing date, so when I tell you I understand your South Carolina commercial mortgage, I mean it from experience and not from a training manual. That experience is behind every one of the $500M+ I have funded, and behind every South Carolina commercial real estate loans file I take on.
I bring a 75+ lender network and a $100M institutional capital partner to the table, and I execute across all 50 states. Most loan brokers have never owned commercial property or run a deal from the borrower’s side. That is the difference you feel when one of these South Carolina commercial real estate loans gets complicated and you need someone who has actually been there to keep it alive. Don’t Beg the Bank! Put a borrower-side operator on your side instead.
I call you. I never text. I review every South Carolina commercial real estate loans file personally, 7 days a week, on Arizona Time. For a multi-million-dollar decision you deserve a real person who picks up the phone, not a portal and a ticket number. That is the trust a CRE deal of this size requires, and it is the standard I hold myself to on every South Carolina commercial real estate loans file.
So here is the bottom line on South Carolina commercial real estate loans. Don’t Beg the Bank! Tell me what you are trying to do and I will tell you the fastest way to fund it. More about how I work → or scroll down and send me the deal.
What Drives the South Carolina Deals on My Desk
Three engines fill my South Carolina commercial real estate loans pipeline. Manufacturing runs hot statewide, anchored by BMW in Spartanburg, the Boeing 787 line in North Charleston, and the AESC battery plant in Florence, pulling industrial, flex, and build-to-suit deals with it. Hotel and hospitality drives the coast, from Charleston to Myrtle Beach to Hilton Head, where tourism is the state’s largest industry. And logistics and transportation moves through the Port of Charleston and the inland ports at Greer and Dillon. When those tenants need space, the property behind them needs South Carolina commercial real estate loans, and that is where I come in. Three growth engines, one source for the South Carolina commercial real estate loans behind them.
South Carolina Commercial Real Estate Across the Map
My desk covers the whole state, and I place South Carolina commercial real estate loans in every corner of it. Charleston commercial real estate loans are a core of what I do, anchored by the port, the Boeing campus, and one of the hottest coastal multi-family markets in the Southeast. Greenville and Spartanburg carry the Upstate manufacturing boom around BMW, Columbia holds the Midlands government and university economy, and Myrtle Beach and Hilton Head run on coastal hospitality. Wherever the deal sits, I can fund it with the right South Carolina commercial real estate loans for that market.
Authority on South Carolina Commercial Real Estate Lending
I would rather you trust the institutions than take my word for it. These are the sources I rely on when I structure South Carolina commercial real estate loans, and you should too.
Federal Loan Programs
The SBA’s own breakdown of 7(a), 504, and other programs I use to structure owner-occupied CRE deals.
SBA Loan Programs →Commercial Real Estate Industry
NAIOP, the commercial real estate development association, on market trends and development standards.
NAIOP →Real Estate Research and Trends
The Urban Land Institute’s research on capital flows and emerging trends in real estate.
ULI →South Carolina Regulator
The South Carolina Real Estate Commission, the LLR body that licenses and regulates real estate activity in the state.
SC Real Estate Commission →Send Me Your South Carolina Deal
Tell me what you are working on. I review every one of my South Carolina commercial real estate loans files personally and I will call you back, 7 days a week, on Arizona Time.
No upfront fees.* I am paid by the lender at closing. Your information goes to me directly… I call leads, I never text, and I never sell your data.
South Carolina Commercial Real Estate Loans: FAQ
How fast can you close a South Carolina commercial real estate deal?
On a standard acquisition I deliver a term sheet in 3 to 5 days and close in 21 to 30. A bridge deal moves faster… a term sheet in 24 to 72 hours and a close in 15 to 30 days. If a bank just walked on you days before closing, I can place an emergency term sheet in 24 hours and close in under 15 days. The clock starts the moment your application reaches me, so the sooner I see the deal, the sooner the money moves. Speed is the entire point of my South Carolina commercial real estate loans. Arizona Time, 7 days a week.
How much can I borrow with South Carolina commercial real estate loans?
I arrange South Carolina commercial real estate loans from $150K to $100M. Smaller owner-user deals run through SBA 504 and 7(a), conventional acquisitions sit in the middle, and large institutional deals up to $100M go through my capital partners. On qualified $5M to $100M CRE, development, and construction deals I can reach up to 90% leverage.* Tell me the deal size and I will tell you the structure that fits.
What property types do you finance in South Carolina?
All of them. Multi-family apartments, warehouse and industrial, office buildings, office condos, retail and strip malls, flex buildings, construction and development, and self storage. South Carolina multi-family loans are a big part of my volume given how fast the Charleston and Greenville rental markets are growing, but I place South Carolina commercial property loans across every major asset class in the state. If you are not sure where your deal fits, send it to me and I will point you to the right program. South Carolina commercial real estate loans, every asset class, one source.
Do you offer SBA 504 for owner-occupied CRE in South Carolina?
Yes, and it is one of my specialties. The SBA 504 is structured differently from a conventional bank loan: a bank first lien at about 50 percent, an SBA/CDC debenture portion at about 40 percent priced off the bond market, and your equity. That structure delivers the highest leverage and best long-term fixed rates available to an owner-user. If you occupy 51 percent or more of the building, your South Carolina deal likely qualifies. It is one of the strongest South Carolina commercial real estate loans for an owner-user. One call and I will tell you for sure.
Do you finance 1031 exchanges in South Carolina?
Yes. The hard part of a 1031 is the calendar… 45 days to identify and 180 days to close. A bank usually cannot move at that speed. I can. Once you have identified your replacement property, I close in 21 to 30 days, which keeps your exchange inside the deadline and your gains deferred. Bring me the timeline early and I will build the South Carolina commercial real estate loans financing around it.
Do you fund ground-up construction in South Carolina?
Yes. With BMW, Boeing, record capital investment, and the fastest population growth in the country pulling land off the board, ground-up moves fast in South Carolina. I structure construction and development capital from $500K to $100M, with an LTV/LTC blend up to 90% on qualified large deals.* Term sheets run 5 to 10 days and closings 30 to 45 days. Bring me the pro forma, the budget, and the sponsor’s track record and I will tell you what I can do.
What loan-to-value ratios do you offer?
It depends on the asset and the deal. Stabilized commercial real estate typically runs 60 to 75% LTV. Owner-occupied bridge runs 60 to 75% LTV, interest-only, with an SBA or permanent takeout. On qualified $5M to $100M CRE, development, and construction deals I can reach up to 90% leverage*, measured as LTV on stabilized value or an LTV/LTC blend on ground-up. Send me the numbers and I will give you a straight answer on leverage. Leverage is deal-specific on South Carolina commercial real estate loans.
What documents do you need to issue a term sheet?
To move fast I need the basics up front: the purchase contract or current debt, a rent roll and trailing-12 operating statements for income property, your personal financial statement, and a quick note on the sponsor’s experience. For construction I add the budget, plans, and pro forma. You do not need a perfect package to start… send me what you have and I will tell you what is missing. The faster I see it, the faster the term sheet comes back. That is how I run every one of my South Carolina commercial real estate loans.
What does it cost to work with you?
I charge no fees to you, the borrower. I am compensated by the lender at closing. Some partner lenders may require a commitment fee or deposit when you accept a term sheet… that charge belongs to the lender, not to me, and it is always disclosed before you commit to anything. There are no upfront fees to me to get started. You send me the deal, I go to work, and the lender pays me when it closes.
Can I get a South Carolina commercial mortgage with less-than-perfect credit?
Often, yes. A bank leads with your credit score. I lead with the deal. For a South Carolina commercial mortgage on income property, DSCR programs qualify the property’s cash flow, not your W-2 or your FICO. For owner-occupied deals there is more flexibility than most banks admit. Bad credit does not automatically kill a strong deal in my world… it just changes which lender in my network I take it to. Send it over and let me look.
Which South Carolina markets do you serve, and do you do Charleston commercial real estate loans?
All of South Carolina, and yes, Charleston commercial real estate loans are a core part of my business. I fund deals in Charleston, North Charleston, Mount Pleasant, Columbia, Greenville, Spartanburg, Rock Hill, Myrtle Beach, Hilton Head, and the fast-growing edges like Fort Mill, Summerville, and Hardeeville. I am a cross-state CRE specialist, so an out-of-state buyer chasing a South Carolina property is exactly the kind of deal I close all the time. Wherever the property sits in South Carolina, I can fund it.
Commercial Real Estate Loans by State
Find your program. Don’t Beg the Bank!
I arrange South Carolina commercial real estate loans from $150K to $100M, with a same-day callback from someone who has owned the businesses himself. Tell me what you are trying to do and I will tell you the fastest way to fund it. Don’t beg a bank that will keep you waiting… call me.
*I charge no fees to the borrower. I am compensated by the lender at closing. Some partner lenders may require a commitment fee or deposit when you accept a term sheet; that charge belongs to the lender, not to me, and is disclosed before you commit. Leverage up to 90% applies only to qualified $5M to $100M CRE, development, and construction deals, measured as LTV on stabilized value or an LTV/LTC blend on ground-up; terms run 12 to 60 months on large deals with closings in 15 to 30 days, and stabilized permanent financing runs 5 to 30 years. All figures are illustrative and subject to lender approval, underwriting, and property qualification. South Carolina commercial real estate loans are arranged by Kevin Kermeen, a nationwide commercial loan advisor.