North Carolina · Single Family & 1-4 Unit
North Carolina single family investment property loans.
Bridge, fix and flip, renovation and DSCR on houses, condos, townhomes and 2-4 unit property held for investment in Charlotte, Raleigh and the rest of the state. $1M to $5M, term sheets in 24 to 48 hours, closing in about two weeks on a clean file.
By David Hodara ·
$1M-$5M
Loan range
1-9
Units
24-48h
Term sheet
~2 weeks
Clean-file close
North Carolina single family & 1-4 unit market context
North Carolina files at this size are mostly in the Charlotte and Raleigh metros: renovation-for-resale in established neighborhoods, and buy-and-hold plans that start on a bridge and finish on DSCR. Bridge goes to 80% LTV, fix and flip and renovation to 90% of total cost, and the DSCR exit to 80% LTV.
North Carolina's excise tax on conveyances is $1 per $500 of value, paid by the seller at recording. Lending is secured by a deed of trust with a power of sale, but enforcement is not purely private: the sale requires a hearing before the clerk of superior court, which sits between the judicial and non-judicial models and is priced accordingly.
Non-US investors buy North Carolina residential property on the same terms as US investors, through a US LLC, without a US credit history and with a remote closing.
Typical loan products for North Carolina single family & 1-4 unit
Each deal gets routed to the product structure that fits. Most single family & 1-4 unit deals in North Carolina use one of the following.
Bridge loans
Purchase, refinance or cash-out on residential investment property, interest-only, up to 80% LTV. Underwritten on the property and the exit rather than on tax returns.
Fix and flip loans
Purchase plus rehab in one loan for a resale exit, up to 90% of total cost, with the rehab budget released in draws against completed work.
Renovation loans
Value-add on a property you plan to keep: purchase and renovation budget in one facility, up to 90% of total cost, then a refinance once it rents.
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 single family & 1-4 unit from outside the US
We finance single family & 1-4 unit 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 single family & 1-4 unit FAQ
Can I get a bridge loan on a Charlotte or Raleigh investment house?
Yes, from $1M to $5M: purchase, refinance or cash-out on a house or 2-4 unit held for investment, interest-only, up to 80% LTV.
What is the North Carolina transfer tax?
The state excise tax on conveyances is $1 for each $500 of consideration or value, paid by the seller to the county register of deeds before recording.
How much of a North Carolina flip can be financed?
Up to 90% of purchase plus renovation, with the renovation released in draws against completed work and the loan checked against resale value.
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 I live in the property?
No. Every loan we make is business-purpose on non-owner-occupied investment property, lent to an entity. A property you or your family will occupy is outside what we do.
Can a foreign national finance single family & 1-4 unit 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 single family & 1-4 unit deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.