North Carolina Fix and Flip Loans

Last Updated: April 13, 2025

Are you ready to capitalize on North Carolina’s thriving real estate market? At OfferMarket, our mission is to help you build wealth through real estate by providing fast, reliable, and affordable capital for your fix and flip projects. Whether you're targeting a charming single-family home in Charlotte, a duplex in Raleigh, or a townhouse in Durham, our Fix and Flip Loan Program is designed to fuel your success. From first-time investors to experienced professionals, we offer the financing you need to purchase and renovate 1-4 unit residential properties—and we’re here to guide you at every step.

Let’s dive into how our program can benefit you in North Carolina, what you’ll receive with OfferMarket, and why there’s no better time than now to request your loan!

What is a Fix and Flip Loan?

A Fix and Flip Loan, often referred to as a “hard money loan” or a “bridge loan,” gives you the capital needed to buy and renovate a property with the goal of flipping it for a profit or refinancing it into a long-term rental. With OfferMarket, your loan consists of two parts:

• Initial Advance: You can secure up to 90% of the purchase price, transferred directly to the title company at closing.
• Construction Holdback: You can access up to 100% of your renovation costs, reimbursed in draws as the work progresses.

You have the flexibility to choose your exit strategy: flip the property for a quick return or refinance it into a DSCR loan to keep it as a rental. Market conditions might change your approach—perhaps switching from a flip in Winston-Salem to a rental in Greensboro—and we recommend dual exit options to keep your risk low and your flexibility high.

Why Fix and Flip Loans in North Carolina Are a Smart Choice

North Carolina’s real estate market presents a wealth of opportunities for fix and flip investors like you. With fast-growing cities like Charlotte, an expanding tech scene in Raleigh, and attractive vacation spots like Asheville, demand for updated homes is strong. The state offers diverse property types, from city condos to rural homes and everything in between. Plus, North Carolina’s steady population growth, combined with its robust job market in industries such as technology, healthcare, and manufacturing, ensures that property values and rental demand remain strong.

Our program fits perfectly with North Carolina’s market: fast funding for competitive urban areas, flexible terms to accommodate unpredictable weather delays, and support for both city flips and rural rehabs (with adjusted terms for each). Whether you're tackling a cosmetic flip in downtown Charlotte or a more extensive rehab project in the outskirts of Raleigh, North Carolina’s dynamic real estate market aligns perfectly with OfferMarket’s financing.

What You Receive with Our North Carolina Fix and Flip Loan Program

Here’s all the essential information you need about our program, including the numbers, technical details, and more, so you can confidently move forward with your loan request today.

1. Loan Amount Details
   • Minimum: $25,000—ideal for smaller-scale flips.
   • Maximum: $2,000,000 (loans over $1M require 3+ years of experience and solid comparable properties).
   • How It Works: The loan size is based on the purchase price, rehab budget, and After Repair Value (ARV), ensuring you receive the capital needed.
2. After Repair Value (ARV) Requirements
   • Minimum ARV: $100,000—ensures profitability for your project.
   • Maximum Loan-to-ARV (LTARV): Up to 75%, adjusted by experience (e.g., 70% for first-timers with light renovations, 75% for seasoned investors with larger projects).
   • Valuation: We provide appraisals (e.g., 1004 + 1007 for single-family homes) or quick in-house valuations for ARV estimates.
3. Funding Breakdown
   • Initial Advance: You can get up to 90% of the purchase price, based on your experience level (80% for beginners, 90% for those with 5+ flips), with adjustments (e.g., -5% for credit scores below 720, +10% for licensed contractors).
   • Construction Holdback: You can access up to 100% of rehab costs, provided via self-serve, app-based draw requests with a 0-2 day turnaround.
   • Down Payment: A minimum of $10,000 is required for properties valued under $100K—ensuring your commitment to the project.
   • Draws: No minimum or maximum, with 50% of the funds available for materials delivered but not yet installed.
4. Interest Rate and Fees
   • Interest Rate: Flexible, based on current market conditions—tailored specifically to your deal.
   • Origination Fee: 1.5 to 2 points (minimum $2,000)—for example, a 2-point fee on a $100,000 loan would be $2,000 upfront.
   • Other Fees: $270 per draw request, $30 per wire transfer, plus any applicable appraisal costs.
   • Interest Accrual: For loans under $100K, interest is charged on the full loan amount (“full boat”). Loans of $100K or more accrue interest only on the funds that have been disbursed.
5. Loan Term
   • Duration: 12-month standard term, with the option for 18-24 months for specific projects.
   • Extensions: Available up to 50% of your original loan term (e.g., 6 months on a 12-month loan), with a fee structure of 1% for 3 months or 2.5% for 6 months.
6. Repayment Structure
   • Payments: Interest-only payments with a balloon payment at the end of the term—allowing you to keep your cash flow free during the project.
   • Prepayment Penalty: None—you’re welcome to pay off the loan early without any penalties.
   • Recourse: Full recourse, with 51% of your LLC or Corporation guaranteeing purchases (100% for refinances).
7. Exit Strategy Requirements
   • Sale: Aim for at least a 30% return on investment (ROI) and a minimum profit of $15,000.
   • Refinance: You’ll need a post-repair Debt Service Coverage Ratio (DSCR) of 1.1.
   • Flexibility: You can switch between flipping or renting based on North Carolina’s market conditions—our dual-exit strategy gives you the flexibility you need.
8. Eligibility Criteria
   • Experience: No prior experience required—beginners start at Tier 1 (80% advance), while experienced investors start at Tier 5 (90%) based on at least 10 completed projects.
   • Credit Score: Minimum score of 680 (660-679 may qualify with exceptions), with adjustments for scores below 720.
   • Borrowing Entity: Must be an LLC or Corporation.
   • Cash Reserves: You’ll need cash to close, plus 25% of your rehab budget in liquid assets (e.g., bank, brokerage, or retirement accounts).
9. Project and Property Requirements
   • Eligible Properties: 1-4 unit residential properties—including single-family homes (≥700 sq ft), duplexes/triplexes/quadplexes (≥500 sq ft per unit), condos (≥500 sq ft), townhomes, and PUDs.
   • Maximum Acreage: 5 acres—ideal for rural North Carolina flips.
   • Rehab Scope: From light (under 25% of purchase price) to extensive (over 100% of purchase price), with eligibility based on experience (e.g., beginners are limited to light and moderate rehabs).
   • Location: Available in North Carolina, excluding AK, AZ, HI, MN, ND, NV, OR, SD, UT, VT. Rural flips come with a -20% advance adjustment and require 3+ years of experience.
10. Risk and Approval Process
    • Underwriting: We evaluate ARV, the scope of your rehab, your experience level, and market conditions (e.g., comps in Charlotte or Raleigh).
    • Valuation: We use either third-party appraisals or in-house estimates, depending on your deal.
    • Approval Timeline: Draw requests take 0-2 days, and initial funding depends on how quickly you submit your documents—we aim to make the process as fast as possible.
    • Default Rate: Less than 0.5% of our loans have ever defaulted—your success is our priority.
11. Support and Flexibility
    • Guidance: We’re here as your deal advisor and risk manager, offering calculators and rehab scope advice—especially helpful for North Carolina’s diverse properties.
    • Rehab Oversight: You’ll have self-service draw inspections, allowing you to remain in control of your project.
    • Advanced Draws: At our discretion, advanced draws may be offered, ensuring that you’re funded as needed.
12. Transparency and Fine Print
    • Sample Costs: For example, consider a $150,000 North Carolina property.
    • Hidden Costs: Be aware of draw fees ($270), wire fees ($30), and extension fees (e.g., 1% for 3 months), all of which are upfront.
    • Rural/Complex Terms: Rural North Carolina flips come with a -20% advance, and extensive rehabs are capped at 70% Loan-to-ARV or 85-90% Loan-to-Full-Cost (LTFC).

Flipping a $170,000 Property in North Carolina

Imagine you've found a fixer-upper in North Carolina with a purchase price of $170,000. Here’s how you can use OfferMarket’s Fix and Flip Loan to turn a profit:

• Purchase Price: $170,000
• Rehab Budget: $34,000 (20% of the purchase price)
• ARV (After Repair Value): $240,000 (based on local comps)

Your Profile:

• Experience: Beginner (Tier 1)
• Credit Score: 695

Funding Breakdown:

• Initial Advance: $136,000 (80% of the purchase price, due to credit score below 720)
• Construction Holdback: $34,000 (100% of the rehab costs)
• Total Loan: $170,000 (purchase price + rehab costs)
• LTARV (Loan-to-ARV): 70.83% (well under the 75% cap for Tier 1)
• Down Payment: $34,000 (purchase price - initial advance)

Interest:

• Interest Accrued: $12,750 (10% interest on the full loan for 9 months)

Fees:

• Origination Fee: $3,400 (2 points on the total loan)
• Draw/Wire Fees: $300 ($270 for the draw fee, $30 for the wire fee)

Sale Price: $240,000 (your expected selling price after renovations)

Profit:

• Profit After All Costs: $53,550 (profit after paying off the loan, interest, fees, etc.)

With a 31.5% ROI, you’ve far exceeded the minimum 30% return and pocketed over $53K—proof that our program works in North Carolina’s real estate market!

Required Documentation for Fix and Flip Loans

Our streamlined Loan File system ensures a fast approval and funding process. Once your documents are submitted, they are securely stored in your OfferMarket account for easy access on future transactions, making your next loan application even smoother.

Purchase Transaction Documentation Requirements

Loan File Sections: Purchase

Refinance Transaction Documentation Requirements

Loan File Sections: Refinance

Special Requirements for Loans Over $1M

Loans greater than $1M (up to the $2M cap) are subject to stricter guidelines. These higher-value loans come with additional documentation and qualifications due to the increased risk involved:

Why Choose OfferMarket for Fix and Flip Loans in North Carolina

At OfferMarket, we’re not just a lender—we’re your strategic partner in growing wealth through real estate. With a default rate of less than 0.5% across our lending portfolio, we take pride in maintaining one of the lowest default rates in the private lending industry. Our goal is to empower fix and flip investors with tailored financing solutions, expert risk management, and clear guidance, regardless of your experience level. Whether you're a first-time investor or a seasoned professional, we provide flexible loan options, competitive rates, and a structured approach to ensure your success. Choose OfferMarket for a reliable, transparent, and supportive lending experience that helps you grow your real estate business with confidence.

Key Features of Our Fix and Flip Loans in North Carolina

Our fix and flip loans are designed to fuel your real estate goals with the flexibility and support you need:

• Loan Amounts: Ranging from $25,000 to $2,000,000, catering to projects of any size.
• High Leverage: Up to 90% of the purchase price and 100% of rehab costs, with a maximum 75% LTARV.
• No Experience Required: We welcome new investors, with greater benefits for experienced flippers.
• Fast Funding: Initial advances up to 90% and quick processing for construction holdbacks (0-2 business days).
• Flexible Terms: Loan terms of 12 to 24 months, interest-only payments, with no prepayment penalties.
• Tailored Risk Management: Project eligibility based on rehab scope and experience levels, ensuring manageable projects.
• Nationwide Reach: Available in most U.S. states, including North Carolina, with expert support for your local market.
• Transparent Costs: Competitive rates (get an instant quote), 1.5-2 points, and no hidden fees.

With OfferMarket, you get a loan that works as hard as you do—efficient, supportive, and built for success.

Ready to Flip in North Carolina? Get Your Loan Today!

You’ve got the details—loan amounts, ARV limits, funding breakdowns, fees, terms, and more. Whether you’re a beginner taking on your first flip or an experienced investor tackling properties in Charlotte or Raleigh, OfferMarket’s Fix and Flip Loan Program has you covered. With a default rate of less than 0.5% and a risk-focused approach, we prioritize your success every step of the way.

North Carolina’s real estate market is brimming with opportunities. Don’t wait—start your application today and let’s turn your next project into a profitable venture. Request your loan now!

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