South Carolina is the hardest state in the country to wholesale.
A 2024 law made it the strictest state in the country — and the whole thing comes down to one idea: marketing a home before you take title. Here's the plain-English version, and where funding fits if you buy the property instead of assigning the contract.
What the law does
A 2024 South Carolina law (Act 204), effective May 21, 2024, made the state the hardest place in the country to wholesale a house. It treats marketing a home you have under contract but don't yet own as acting like an unlicensed broker, and it bars licensed agents from helping with it. It applies to residential homes of one to four units — not land or commercial property.
South Carolina's Real Estate Commission reads this strictly. This is a plain-English summary, not legal advice — confirm your own situation with a South Carolina attorney.
The one line that matters
The whole rule comes down to a single idea: marketing the property before you take title. A double close is a different transaction — you actually buy the home from the seller, take title, and then sell it to your end buyer, often the same day.
Whether taking title changes your obligations on a particular deal depends on the facts — including how the property was marketed — and in South Carolina that's a conversation to have with a local attorney before you structure anything. We fund transactions; we don't advise on them. What we can speak to is the practical part: buying the home takes real money at the closing table, even if you own it only briefly.
Where transactional funding fits
We fund the purchase for the short window between the two closings, repaid out of your buyer's proceeds, so your own capital stays free. You bring a real end buyer and a South Carolina closing attorney willing to handle the back-to-back closings; we bring the money for the hours in between.
In South Carolina especially, get the legal read first. It's the most restrictive wholesaling state in the country, and how a deal is marketed can matter as much as how it closes. Talk to a South Carolina attorney about your own deals before relying on any approach, including a double close — and budget for the extra closing costs a double close adds, on top of the funding fee.
Need the funds to close?
Tell us the deal — type of funding, amount, and closing date. We answer quickly, and we tell you straight if it isn't a fit.
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