Private Mortgage Lender
in Florence, SC
Florence is a regional center for the Pee Dee, with established businesses, medical providers, agriculture, construction and ongoing residential growth. The people buying, building, and investing here do not always have income or assets that fit conventional loan guidelines.
HomeSpring Mortgage is a South Carolina direct portfolio lender and private mortgage lender serving Florence, SC, and the wider Pee Dee region, including Darlington, Hartsville, Lake City, and Marion.
We lend our own funds and make lending decisions in-house, allowing us to consider the borrower’s financial situation, the property, and the overall loan request when reviewing financing options.
Mortgage & Real Estate Financing in Florence, SC
HomeSpring offers financing for residential, commercial, construction, land and investment properties in Florence and throughout the Pee Dee, including:
- Non-QM and private mortgage loans
- Asset-based loans
- Small-commercial building financing
- New-construction loans
- Raw-land and acreage loans
- Hard money and fix-and-flip financing
Each loan is reviewed based on the borrower’s financial profile, the property and available equity, supporting documentation and the proposed transaction. Owner-occupied residential loans are evaluated in accordance with applicable ability-to-repay requirements.
Non-QM & Asset-Based Home Loans
Some Florence borrowers have income, assets, or credit histories that don’t fit conventional mortgage guidelines. HomeSpring offers non-QM programs that provide alternative ways to document finances and qualify, depending on the loan program.
Bank Statement Loans
Use eligible bank deposits to document income for qualifying borrowers, rather than relying solely on traditional tax-return documentation.
Asset based
loans
Consider qualifying savings, investment, and retirement assets as part of the borrower's financial profile.
Recent credit event loans
Provide options for some borrowers with recent credit events, subject to the requirements of the specific program.
Medical Professional Loans
May offer qualifying medical professionals an alternative way to address student debt when calculating debt-to-income ratios, depending on program guidelines.
Florence’s downtown and retail corridors are home to many independent businesses, and some owners may prefer to own their commercial property rather than lease it.
HomeSpring finances qualifying small-commercial and owner-occupied business properties, considering:
- The real estate and its value
- The business plan
- Equity in the transaction
- The owner’s business experience
Decisions are made in-house, giving borrowers a direct point of contact throughout the lending process.
Land is one of the things the Pee Dee has in abundance, and it’s also one of the things banks are least comfortable lending on. Buying acreage with plans to build later, financing a new home on a lot you already own, or developing a small tract for resale all tend to fall outside conventional programs.
HomeSpring lends on raw land, acreage, and new construction for individual buyers, builders, and developers.
We assess the parcel and its value, the purchase price and down payment, the construction budget and plans where building is part of the request, and how the loan will ultimately be repaid.
Florence’s housing stock includes many older homes at prices that still leave room for a profitable renovation, and local investors know the good ones are usually sold before a bank could finish underwriting.
Hard money financing exists for that gap.
HomeSpring provides short-term, real estate-secured loans for qualifying fix-and-flip and investment transactions in the Florence area. We evaluate the purchase price, the renovation scope and budget, the expected after-repair value, and the investor’s exit and we move at the speed the deal requires.
The Advantage of a Direct Portfolio Lender in Florence
HomeSpring has provided private lending in South Carolina since 2017, and South Carolina is the only place we lend. The capital is ours, the underwriting is done in our office, and nothing about your loan is decided by someone you cannot reach.
For Florence borrowers and the brokers who work with them, that produces a simpler experience:
- A quick, honest read on whether we can help with a loan
- Underwriters who take the time to understand unusual income, property, or history
- Clear guidance on the documents that matter for your specific loan
- The same team from first conversation to closing
Some qualifying loans close in as little as 15 days. Land, construction, and commercial loans typically involve more review, and we will be upfront about the timeline from the start.
How the Lending Process Works
Tell us what you're buying, building, refinancing, or renovating and how much financing you need.
We'll review the information relevant to your loan, which may include income, assets, credit, property details, business financials, or project costs.
Based on the transaction, we'll identify the financing options that may apply and explain the requirements for each.
Once you choose a direction, HomeSpring's team works through the documentation, underwriting, and closing process with you.
Non-QM Lending for Florence
Mortgage Brokers
Brokers in Florence, SC, see the same pattern we do: good borrowers with strong collateral who cannot get past a conventional lender’s guidelines. Self-employed buyers, small-business owners buying their building, land purchasers, and renovation investors are all files HomeSpring is set up to review. Send us the scenario early, and we’ll help you understand whether it fits, what’s needed, and what timeline to expect so you can respond to your client with confidence.
Frequently Asked Questions
Yes. HomeSpring provides non-QM and private mortgage financing to qualifying Florence borrowers, including bank statement, asset-based, recent credit event, interest-only, jumbo, and medical professional programs.
Yes. HomeSpring lends on qualifying small commercial and owner-occupied business properties, reviewing the real estate, the business plan, equity, and owner’s experience.
Yes. HomeSpring finances raw land and acreage purchases as well as new construction for individual buyers, builders, and developers with a sound plan for the property.
A hard money loan is a short-term loan secured primarily by the real estate rather than by the borrower’s income. It is commonly used for fix-and-flip projects and time-sensitive investment purchases.
Some qualifying loans close in as little as 15 days. Land, construction, and commercial requests generally take longer because of the additional review required.
Yes, when the loan is a responsible fit. First-time homebuyers in Florence, SC, who are self-employed, carry student debt, or have a past credit event often find that our non-QM programs can help where a conventional lender could not. Credit, income or assets, and the property are all part of the review.
Yes. HomeSpring is a direct lending partner for brokers throughout South Carolina on files that need a more flexible, in-house review.
Get Started With a Local Florence
Mortgage Lender
Whether you’re buying a home, investment property, commercial building, or land in Florence, South Carolina, HomeSpring can help you explore financing options based on the property and your financial situation.
Contact HomeSpring Mortgage online or call (800) 621-4656 to speak with a mortgage lender about your financing needs.