NC · Charlotte
Bridge, Flip & Construction
Loans in Charlotte, NC
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in Charlotte, $1M to $5M, term sheet in 24 to 48 hours. For US investors and foreign nationals on the same terms.
Passy Capital finances Charlotte investors who buy, renovate and build residential investment property: bridge loans, fix & flip loans, and ground-up construction for spec homes, townhomes and build-to-rent, then renovation loans and DSCR loans as the long-term hold. Loans run from $1M to $5M, with a term sheet in 24 to 48 hours and closing in about two weeks on a clean file.
Charlotte investors work two kinds of deals. Close to Uptown, older houses in neighborhoods such as Plaza Midwood, NoDa, Wesley Heights and Belmont are renovated or replaced with new infill houses and townhomes. Across the wider region, including Union, Cabarrus, Gaston and York counties (the last across the line in South Carolina), builders put up spec homes and build-to-rent communities. Both need a loan that funds the purchase or land plus the work, with an exit through a sale or a DSCR refinance once leased.
We lend the same way to a Charlotte builder and to an investor based outside the United States. A non-US investor borrows through a US LLC on the same terms, with no US credit history required. All loans are business-purpose and for non-owner-occupied property.
Charlotte Market Highlights
Spec and build-to-rent
Suburban spec homes and build-to-rent communities are a common Charlotte-area investor strategy. Ground-up loans go up to 85% of total cost, drawn as each stage is inspected.
Foreclosure before the clerk
North Carolina uses a power of sale under the deed of trust, but the trustee must first obtain an order at a hearing before the clerk of superior court. It is faster than a full lawsuit and more formal than a pure trustee sale.
Excise tax on transfers
North Carolina's excise tax on conveyances is $1 per $500 of the price, paid by the seller to the county register of deeds before the deed is recorded.
Infill renovation
Older housing near Uptown is bought for renovation or rebuild. Fix & flip and renovation loans go up to 90% of total cost, funding the purchase and the work in one loan.
Two-state metro
Charlotte's suburbs extend into South Carolina, which runs a different closing and foreclosure regime. Tell us which side of the line the property sits on, since the closing and the loan documents follow that state's rules.
Rental exit
Investors who build or renovate to hold refinance into a DSCR loan, up to 80% LTV, sized on the property's rent rather than personal income.
Key Submarkets
Plaza Midwood
NoDa
Wesley Heights
Belmont
Optimist Park
West End
University City
Steele Creek
Matthews
Huntersville
Concord
Gastonia
Property Types We Finance
Single-Family
2-4 Units
Condo / Townhome
Small Multifamily (5-9 Units)
Build-to-Rent
SFR Portfolios
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Investing in Charlotte from outside the US
If you are buying in Charlotte from outside the United States, financing is usually where the process stalls: no Social Security number, no US credit history, and no retail bank willing to underwrite a foreigner. We lend to your US LLC instead, underwrite the property rather than a US profile you have no way to build, and charge no foreign-national premium for it.
Frequently asked questions
Do you finance build-to-rent and spec homes around Charlotte?
Yes. We finance ground-up spec homes, townhomes and build-to-rent up to 85% of total cost, from $1M to $5M. Draws are released as the work is completed and inspected, and the exit is a sale or a refinance into a DSCR loan once the homes are leased.
How quickly can you close a Charlotte deal?
A term sheet comes in 24 to 48 hours, and a clean file closes in about two weeks.
Can a foreign national finance a Charlotte investment property?
Yes. The loan is made to a US LLC and underwritten on the property and the plan, not a US credit file, so a non-US investor with no US credit history borrows on the same terms as a US investor.
What does the loan cost upfront?
Nothing. Our fee is 1-2% of the loan, paid at closing, with no upfront fees.
Learn More
Construction Loans: Development Financing
How ground-up loans are sized against cost and drawn during the build.
Construction Loan Draw Schedule
How draws are inspected and released on a spec or build-to-rent project.
Refinancing a Bridge Loan into DSCR
The exit from a new build or renovation into a long-term rental loan.
How to Set Up a US LLC as a Foreign Investor
The entity a non-US investor uses to own and finance Charlotte property.
Other Cities in North Carolina
We also finance investors across other North Carolina markets.
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