North Carolina · Ground-Up Construction
North Carolina spec home and ground-up construction loans.
Financing for spec houses, infill lots and small residential buildings up to nine units in Charlotte, Raleigh and beyond. Up to 85% of cost, interest only on drawn funds, draws released against inspected work, $1M to $5M.
By David Hodara ·
85% LTC
Max leverage
$1M-$5M
Loan range
24-48h
Term sheet
On inspection
Draws
North Carolina ground-up construction market context
We lend up to 85% of total cost on North Carolina spec builds, land included when bought with the loan, with draws following inspected work. Typical files are infill in close-in Charlotte and Raleigh neighborhoods or small groups of lots in the surrounding counties; the loan is checked against finished value as well as cost.
The exit is a sale, or a DSCR refinance at up to 80% LTV if the house will be rented. Permit and utility timelines differ between cities and counties, and the term is written to the realistic one.
Non-US sponsors build in North Carolina on the same terms as US sponsors, through a US LLC, underwritten on the budget, the general contractor and the exit.
Typical loan products for North Carolina ground-up construction
Each deal gets routed to the product structure that fits. Most ground-up construction deals in North Carolina use one of the following.
Construction loans
Ground-up financing for spec houses, small residential buildings and build-to-rent, up to 85% of cost, interest only on the drawn balance, draws against inspected work.
Bridge loans
Lot or land acquisition while permits and horizontal work are finished, ahead of the first construction draw.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Buying North Carolina ground-up construction from outside the US
We finance ground-up construction in North Carolina for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
North Carolina ground-up construction FAQ
How much of a North Carolina spec build can be financed?
Up to 85% of total cost, with equity in first and draws against inspected work. Where finished value is close to cost, value sets the amount.
Can a first-time builder borrow?
Yes, with an experienced licensed general contractor, a detailed budget and a contingency. Completed builds earn more leverage.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can a foreign national finance ground-up construction in North Carolina?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Other North Carolina asset classes
Got a North Carolina ground-up construction deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.