Private acreage financing for land investors throughout South Carolina. Loans from $30K to $1M, interest-only, 7-day closings, no appraisal required. We also purchase seller-financed land notes statewide at 80–90% of balance.
Close fast and beat other buyers
Statewide South Carolina coverage
Cross-collateralization available
No brokers, no third-party delays
We provide private acreage financing throughout South Carolina for land investors who need to close fast and can't wait on bank underwriting. Coastal acreage, Upstate mountain land, rural tracts, agricultural parcels — we underwrite the deal based on the land, not your tax returns.
If you've sold South Carolina land with seller financing, we'll buy your promissory note at closing for 80–90% of the current balance. You get cash now instead of waiting years for monthly payments. We handle all collections going forward.
Historic coastal city with rapid growth. Strong demand for residential development lots and rural properties as metro expands north and west.
Tourism and retirement destination with steady demand for residential lots, vacation properties, and development land along the coast.
Fast-growing Upstate metro. Manufacturing and tech growth driving residential development. Blue Ridge Mountain foothills offer scenic acreage.
State capital with government and university employment base. Suburban expansion creating demand for residential and rural transition properties.
Luxury coastal market with premium properties. Retirement and vacation destination. Bluffton area experiencing rapid growth.
Equestrian properties, rural estates, and development land. Proximity to Augusta, GA drives additional buyer demand.
Most banks won't lend on vacant acreage — especially rural tracts, coastal land, or parcels without a clear path to development. That's where private acreage financing fills the gap. Damen Capital Fund underwrites directly based on the land itself: location, access, comparables, and saleability. We don't require appraisals, tax returns, or lengthy bank review cycles.
Our typical South Carolina land loan closes in 7 days. The process is straightforward: submit your deal, we review the parcel and issue a quote within 24 hours, and you close with a South Carolina closing attorney of your choosing. Interest-only payments keep your monthly carry low while you execute your plan — whether that's a wholesale flip, a seller-financed resale, or a longer-term hold.
South Carolina's land market is active across multiple regions. Lowcountry acreage near Charleston and Beaufort moves fast. Upstate mountain tracts near Greenville and Pickens County attract buyers from across the Southeast. Grand Strand and coastal lots continue to see buyer demand from retirees and second-home buyers. If you have a deal under contract, we can move faster than any bank.
Acreage financing in South Carolina is a specific product for us, not a general real estate loan. We lend on vacant land that an investor or business is buying to resell, hold, or split. That covers most of what trades in the state: Lowcountry timber and hunting tracts in Colleton, Hampton, and Williamsburg Counties, Upstate acreage around Greenville, Anderson, and Pickens, Midlands parcels in Lexington, Kershaw, and Newberry, and inland lots behind the Grand Strand in Horry and Georgetown Counties.
Loan size runs from $30,000 to $1,000,000 and is capped at 65% of the purchase price on a single parcel. Payments are interest only for 2 years, so a $66,400 loan costs about $885 a month while you market the property. There is no appraisal. We underwrite from the contract price, recent sold comps, road access, and how fast similar parcels have sold in that county. If the numbers work, you get a written quote within 24 hours and close in about 7 days with a South Carolina closing attorney.
The parcel has to be at least 1 acre with deeded or recorded easement access. Because South Carolina is a judicial foreclosure state, we lean harder on access, clean title, and resale demand than lenders in deed of trust states do. Parcels that have already sold once or twice in the county at a similar price point are the easiest to fund.
An investor put a 7 acre Lowcountry parcel under contract at $83,000. He brought 20% down ($16,600) and we funded $66,400 at 16% interest only. The file closed in 7 days with no appraisal. He listed the parcel with seller financing, sold it in 8 months, and paid us off. Total cost of capital including interest, the $600 closing fee, and the 2% exit fee was $9,211. The seller financed note he created on the resale is exactly the kind of paper we also buy.
Most of what you read about land loans is written for the whole country. South Carolina has a handful of rules that change how a deal closes, what it costs to hold, and what we look at before we fund. Here is what matters.
South Carolina requires a licensed attorney to handle a real estate closing. That does not slow us down. The attorney runs title, prepares the deed and mortgage, and disburses funds. We send our loan documents the day you accept the quote, and the attorney handles the rest. If you do not already have one, we can point you to attorneys in the Upstate, Midlands, and Lowcountry who close vacant land every week. Attorney fees in South Carolina typically run $500 to $1,000 for a land closing, and that is separate from our $600 closing cost.
Our loan is secured by a mortgage, not a deed of trust. If a loan goes bad, the lender has to go through the courts, which takes longer than the trustee sales used in states like North Carolina or Tennessee. That is why we care more about legal access, clean title, and resale demand in South Carolina than we do in some other states. It is also why we buy South Carolina seller financed notes at the same 80 to 90% we pay anywhere else: a well documented note with a recorded mortgage and a payment history holds up fine in court.
Vacant land that is not your primary residence is assessed at 6% of market value in South Carolina, versus 4% for owner occupied homes. On a $100,000 parcel that difference is real money every year. Timber and farm tracts often carry an agricultural use assessment, which is much lower. The catch is rollback taxes. When land comes out of agricultural use, the county can bill the difference between the ag rate and the full rate for the prior three tax years. If you are buying an ag classified tract to split into lots, budget for the rollback bill. It is usually paid at closing or in the first year, and it comes out of your money, not the loan.
A lot of rural Lowcountry land has passed down through families for generations without a will or a probate. Multiple cousins each own a fraction and nobody holds a clean deed. This is called heirs property, and it is common in Colleton, Williamsburg, Jasper, and Hampton Counties. We cannot lend on it until title is cleared and every owner signs. If a tract is priced far below the market, ask the seller why before you put it under contract. Have the closing attorney run title before you order anything else.
Land near the coast can look like ten acres on paper and be two acres of buildable upland. Marsh and tidal areas below the critical line are regulated by the state and cannot be built on. We fund coastal parcels, but we underwrite the upland, not the total acreage. Pull the FEMA flood map and the county wetlands layer before you make an offer. If the parcel has no buildable upland, we will not fund it, and neither will your eventual buyer.
Timber land trades all over the Midlands and Pee Dee. We value the dirt from sold comps of similar tracts, not from a timber cruise. Standing timber is upside for you. If your plan is to harvest and then resell the bare land, tell us up front so we can price the deal on the after cut value.
Farm Credit lenders such as AgSouth and ArborOne are the biggest land lenders in the state. They are a good fit if you plan to farm or hold for years and can wait 30 to 60 days for an appraisal and a committee. Local banks will sometimes lend on acreage, but they want a personal relationship, tax returns, and a long hold. We are the other option: the land is the underwriting, the quote is back in 24 hours, and you close in about a week. Investors usually use us to win the contract and then refinance or resell inside the 2 year term.
Yes. Damen Capital Fund makes private acreage loans across all 46 South Carolina counties, from $30,000 to $1,000,000. Interest only, no appraisal, 7 day closings. We fund the land purchase itself for investors and businesses, not owner occupied homesites.
20% of the purchase price. If you own another vacant parcel free and clear, we can cross collateralize it and fund 100% of the purchase with nothing down. Maximum loan to value is 65% on a single parcel.
14% interest only on loans of $100,000 and up, 16% under $100,000. Closing costs are a flat $600. There is a 2% exit fee at payoff, a 5 month minimum interest charge, and $25 a month servicing. Term is 2 years with no prepayment penalty beyond the minimum interest.
We do not fund construction, site work, entitlement or permitting costs, commercial buildings, parcels under 1 acre, or land you plan to live on. The loan covers the acquisition only. Land with legal access and a clear resale market is what we look for.
Yes. If you sold South Carolina land with seller financing, we buy the promissory note at 80 to 90% of the balance, including brand new notes at closing. $25,000 minimum balance, 65% maximum investment to value, performing and non performing.
Yes. South Carolina law requires an attorney to handle real estate closings. We send our loan documents to the attorney you choose, and they run title, record the mortgage, and disburse funds. Attorney fees typically run $500 to $1,000 for a land closing, separate from our $600 closing cost. It does not change our 7 day timeline.
Rollback taxes are billed when land leaves agricultural use, for example when a farm or timber tract is split into lots. The county collects the difference between the ag rate and the full 6% rate for the prior three tax years. We do not fund rollback taxes. Budget for them out of pocket if you are buying an ag classified tract to subdivide.
Not until title is cleared. Heirs property is land owned by multiple family members without a clean deed, and it is common in the Lowcountry. Every owner has to sign, and often a quiet title action or a partition is needed first. Once the attorney confirms marketable title in one owner or entity, we can fund it like any other parcel.
Submit your deal and we'll issue a quote within 24 hours. 7-day closings, no appraisal, direct funding.
Sold South Carolina land with seller financing? We purchase seller financed land notes at 80 to 90% of balance: $25,000 minimum balance, no seasoning required, performing and non-performing, written offer in 24 hours, closings in about 7 days.
See what your note is worth → · How note selling works · Document checklist