DSCR Loans in Florence County, South Carolina
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 54 lenders made 184 investment-property loans in Florence County, 2.0% of South Carolina's total. Dominick Prevete arranges DSCR loans across Florence County, South Carolina, qualified on the property's rent, not your tax returns. DSCR rental loans start from 7.25% (November 2026), and most close in 14 days. At HUD's fair market rent, a three-bedroom rental there covers its full payment up to a price of about $230,000.
Florence County investor market at a glance
| Statistic | Florence County | South Carolina | County rank |
|---|---|---|---|
| Investor loans | 184 | 9,079 | 13th of 17 |
| Reporting lenders | 54 | 498 | 16th of 17 |
| Loan volume | $26.0M | $2.59B | 16th of 17 |
| Average loan | $141K | $286K | 16th of 17 |
| Median loan | $125K | $195K | 16th of 17 |
| Purchases | 69.6% | 64.8% | 4th of 17 |
| Cash-out refinances | 11.4% | 15.8% | 15th of 17 |
| 2–4 unit properties | 15.8% | 8.1% | 1st of 17 |
| Top five lenders' share | 38.0% | 16.9% | 1st of 17 |
| Reported business-purpose | 47.3% | 68.4% | 16th of 17 |
Florence County: closed-end loans on 1–4 unit investment properties. Florence County's rank is highest first, among South Carolina's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Florence County's investor loans.
What stands out in Florence County
15.8% of Florence County's investor loans financed a 2–4 unit property, the highest share of South Carolina's 17 counties with published data (statewide: 8.1%).
2–4 unit properties are a larger share here than in most of South Carolina. A DSCR loan on a 2–4 unit property qualifies on the rent from all of its units.
The median investor loan in Florence County was $125K, the lowest median of South Carolina's 17 counties with published data (statewide: $195K).
Loans here run small. DSCR loans Dominick arranges start at $75,000.
The five most active lenders wrote 38.0% of Florence County's investor loans, the highest share of South Carolina's 17 counties with published data (statewide: 16.9%).
Five lenders write 38.0% of the loans here, so comparing written term sheets matters more.
Does a DSCR loan pencil in Florence County?
At HUD's fair market rent of $1,444 for a 3-bedroom in Florence County, South Carolina, a rental covers its full DSCR payment up to a purchase price of about $230,000, with 20% down at the 7.25% starting rate (November 2026). Florence County's median home value is $177,900; at that price the payment is $1,108 a month, so the property would need $1,125 in rent to cover it.
At that price, the rent covers the full payment, which is the test a standard DSCR loan qualifies on.
| HUD fair market rent, 2 / 3 / 4 bedroom (FY2027) | $1,121 / $1,444 / $1,545 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $177,900 |
| Median property taxes and effective rate | $756 (0.42% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,108 |
| Rent needed to cover that payment | $1,125 |
| Coverage of a 3-bedroom at fair market rent | 1.30 |
| Highest price a 3-bedroom at fair market rent covers | about $230,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $355,000 |
Fair market rent is HUD's 40th-percentile gross rent, including utilities; a property's appraised market rent can be higher or lower. Payment uses 20% down, a 30-year amortization at the published DSCR starting rate, the county's median effective property-tax rate and insurance at 0.50% of value. Purchase leverage goes up to 85% on qualifying files. This is an illustration, not a term sheet or an offer of credit.
Price your actual deal →Run Florence County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Florence County?
The most active investment-property lenders in Florence County in 2025 HMDA data were The Citizens Bank, First Reliance Bank and Carolina Bank & Trust Co., out of 54 lenders that reported. HMDA doesn't flag which loans were DSCR loans, so this list mixes DSCR and conventional investment-property lenders. Dominick Prevete places DSCR loans across 100+ lenders, including one that reported in Florence County, and matches each file to the one most likely to fund it.
Florence County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 184 loans and $26.0M from 54 lenders. The Citizens Bank led Florence County with 21 loans, 11.4% of the county's total, and the average Florence County loan of $141K compares with $286K across South Carolina.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| The Citizens Bank | 21 | $2.3M | $109K | 71.4% |
| First Reliance Bank | 16 | $1.8M | $114K | 56.2% |
| Carolina Bank & Trust Co. | 11 | $2.1M | $190K | 90.9% |
| The Bank Of Clarendon | 11 | $1.6M | $142K | 36.4% |
| Dedicated Community Bank | 11 | $1.6M | $141K | 72.7% |
| Anderson Brothers Bank | 10 | $1.2M | $124K | 80.0% |
| Kiavi Funding, Inc. | 7 | $1.1M | $159K | 57.1% |
| Rocket Mortgage, LLC | 7 | $1.1M | $151K | 28.6% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 6 | $0.9M | $148K | 66.7% |
| ANGEL OAK MORTGAGE SOLUTIONS LLC | 5 | $1.4M | $271K | 100.0% |
| First-Citizens Bank & Trust Company | 5 | $0.9M | $181K | 100.0% |
| INSPIRE HOME LOANS INC. | 5 | $0.6M | $127K | 100.0% |
| MOVEMENT MORTGAGE, LLC | 5 | $0.6M | $113K | 80.0% |
| AMERICAN HERITAGE LENDING, LLC | 5 | $0.5M | $109K | 80.0% |
| 21st Mortgage Corporation | 5 | $0.2M | $45K | 100.0% |
| CV3 FINANCIAL SERVICES, LLC | 4 | $0.7M | $185K | 100.0% |
| HOMEXPRESS MORTGAGE CORP. | 4 | $0.6M | $140K | 75.0% |
| Wells Fargo Bank, National Association | 3 | $0.3M | $112K | 33.3% |
| SouthState Bank, National Association | 2 | $0.5M | $245K | 100.0% |
| Loan Funder LLC | 2 | $0.4M | $180K | 50.0% |
| GUILD MORTGAGE COMPANY | 2 | $0.3M | $175K | 100.0% |
| First Palmetto Bank | 2 | $0.3M | $150K | 50.0% |
| CROSSCOUNTRY MORTGAGE, INC. | 2 | $0.3M | $145K | 100.0% |
| OCMBC, INC. | 2 | $0.3M | $140K | 0.0% |
| DEEPHAVEN MORTGAGE LLC | 2 | $0.2M | $105K | 50.0% |
251 South Carolina loans (2.8%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Florence County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Florence County CSV, all 25 lenders
What Florence County's table can't show you: fit. Short-term financing is exempt from HMDA, so Florence County's fix-and-flip and bridge lenders barely appear among its 54 filers, and none of the 25 names above tells you whose guidelines match your deal, your entity, or your timeline. That's the job. Dominick Prevete structures your file and places it across 100+ lenders — including some on this list — so it lands with the one most likely to fund it.
Price your loan →National Loan Provider is an independent broker and maintains wholesale relationships with some listed lenders. Appearing in this table is not an endorsement or a recommendation.
Run the coverage test on your Florence County, South Carolina deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Florence County, South Carolina property's rent, loan, taxes and insurance to see where it lands.
Principal and interest on a thirty-year amortization, plus taxes, insurance and HOA.
Enter the rent, loan amount, rate, taxes and insurance to see the coverage ratio.
Sources
- CFPB / FFIEC HMDA Data Browser — Florence County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 54 lenders and 184 loans: 2025 HMDA loan-level data rolled up to Florence County.
- Florence County investor-lender dataset (CSV) — All 25 lenders in the Florence County, South Carolina table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Florence County's 2-, 3- and 4-bedroom fair market rents in the rent math, and the 3-bedroom rent its highest-price figure uses: HUD's FY2027 figures for the Florence, SC HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Florence County's median home value (B25077) and median property taxes paid (B25103) in the rent math, from the Census 2020–2024 ACS 5-year summary files.
- DSCR loan rates, Dominick Prevete — DSCR rental loans start from 7.25%, as of November 2026: the Instant Term Sheet's best-case scenario on the current rate sheets.