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Program 01
Fix and Flip in Charlotte
Fix and flip loans for Charlotte rehabs, closed fast.
Built for the active flipper. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. Mecklenburg County reappraises on a four-year cycle, so a Charlotte hold that crosses the reset carries a tax line that jumps. Business-purpose only, and every structure is set in underwriting.
90%
of purchase
100%
of rehab
Same day
term sheet
$5M
max loan
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Draws are reimbursed quickly as work is completed, and a dedicated closer stays with your file from term sheet to payoff. You can get a term sheet the same day, and we typically fund within 48 hours of clear title, so most flips close in 5-7 days as soon as title and insurance come together.
Who it's for
Active fix and flip investors
First-time flippers welcome
Single-family and 1-4 units
Value-add and distressed buys
Auction and on-market deals
Typical terms
Loan amount$100K to $5M
Purchase leverageUp to 90% LTP
Rehab fundingUp to 100%
Term6 months
RateFrom 9.99%*
PaymentsInterest-only
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Fix and Flip in Charlotte, answered.
How does Mecklenburg County's property revaluation affect a Charlotte flip's holding costs?
It can reset your carry mid-hold on a fixed date, not gradually. Mecklenburg reappraises every four years, not annually: the last revaluation took effect January 1, 2023 and reset assessed values by roughly half on average in a single year, and the next revaluation lands January 1, 2027. Between cycles the county freezes your value except for a few triggers under NCGS 105-287(a), and a permitted rehab is one of them, so gutting a house can pull your assessment current mid-flip even in an off year. If your hold crosses into 2027, budget for a step change in the tax line, not a drift, and confirm your parcel's specifics with your CPA.
Sources: tax.mecknc.gov
Is there a deadline to appeal my Mecklenburg County property value?
Yes, and it moves every year: file by the Board of Equalization and Review's adjournment date. In 2026 that deadline was May 4. You carry the burden of proving both that the value is wrong and that it substantially exceeds fair market value, all supporting documents are due within 45 days of filing, and a non-attorney representative needs a signed power of attorney or the appeal is invalid. The 2027 deadline is not published yet, and 2027 is a revaluation year, so appeals cannot open until the county mails Notices of Value. Check the current-year date before you rely on this one.
Sources: tax.mecknc.gov
Who closes my Charlotte flip's sale, and does that slow down the exit?
A licensed North Carolina attorney closes every deal here, not a title-company escrow desk, and that shapes your exit timeline. North Carolina reads its unauthorized-practice statutes to require a licensed attorney to be responsible for a residential closing, so your sale runs through a closing attorney's trust account start to finish. It also means the exit clock on a distressed or contested Charlotte deal is a North Carolina one: a power-of-sale foreclosure needs a hearing before the clerk of superior court, and any sale stays open to upset bids for 10 days after the report of sale, with each new bid restarting that clock. That is only a factor if a deal in your pipeline is coming out of foreclosure, but it is worth knowing before you underwrite a fast-turn purchase off a distressed listing.
Does Mecklenburg County's $40,000 permit threshold mean my rehab is permit-free?
Rarely, once you actually touch the house. Mecklenburg's building code says a permit may not be required for work costing $40,000 or less, but six carve-outs swallow most real rehabs: load-bearing structure changes, plumbing design changes, HVAC design changes, electrical design changes, non-code materials, or added roofing. Move a wall, add a bathroom, or rewire and you are permitting regardless of budget. Renovations over $175,000 with structural work trigger full plan review, which Mecklenburg's own goal targets at seven days for a one or two-family dwelling. Build the permit fee and the review clock into your 6-month fix and flip loan term before you schedule contractors.
Sources: code.mecknc.gov
Charlotte materials just got costlier. How much does the sales tax hike change my rehab budget?
About 1.5 points more than a Union or Iredell County purchase. Mecklenburg County added a 1% local sales and use tax on July 1, 2026, taking the combined rate to 8.25%, the highest in the metro. Neighboring counties run lower: Cabarrus and Gaston at 7%, Iredell and Union at 6.75%. On a $60,000 materials budget that spread is roughly $900. It is new enough that most competing rehab-cost content still assumes the old 7.25% rate, so re-check your comps.
Sources: ncdor.gov
The Charlotte market is soft right now. What if my flip doesn't sell fast?
Charlotte is a buyer's market right now, as of mid-2026, so plan your exit for it. Active listings ran 11,221 in July 2026, up 16.5% year over year, median days on market hit 57, and about 48% of listings carried a price cut. Median list price was $437,498, down 2.7% year over year. On the buy side, the metro's mid-tier home value ran $395,051 in June 2026, and the collar-county entry points sit well under it, Gastonia at $280,853 and Kannapolis at $284,683, so the lower entry basis sits outside Mecklenburg. In a market like this the spread gets made at purchase, not appreciation, and it can be worth underwriting a fallback: if a sale drags, refinancing into a DSCR rental loan and holding for cash flow keeps you off a rushed price cut. North Carolina also bars local rent control and, outside narrow violation-based exceptions, bars local rental registration, which lowers the compliance cost of holding here.
Sources: files.zillowstatic.com
How much do I need to bring to a Charlotte flip?
About 10% of the purchase price, plus closing costs. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, with the rehab drawn against the schedule instead of paid up front. On a $300,000 Charlotte purchase that is up to $270,000 from us and $30,000 from you (300,000 x 90% = 270,000). Budget the materials line honestly on top of that: Mecklenburg's combined sales tax rate went to 8.25% on July 1, 2026, the highest in the metro, so a rehab bought here costs about 1.5 points more than the same cart in Union or Iredell County. Subject to underwriting.
Sources: ncdor.gov
What is the smallest Charlotte flip you will finance?
We write fix and flip loans from $100,000 to $5,000,000. The floor is worth checking in this metro, because the cheapest entry points sit outside Mecklenburg: Gastonia ran $280,853 and Kannapolis $284,683 in June 2026. Most Charlotte-area flips clear $100,000 without trouble, but a very cheap distressed buy can land under it. Send us the purchase price and the rehab scope and we will tell you straight where it falls. Subject to underwriting.
Sources: files.zillowstatic.com
This is my first flip in Charlotte. Will you lend to me?
Yes. First-time flippers are welcome on this program. Experience helps, but it is not a gate. The program funds up to 90% of the purchase and up to 100% of the rehab, capped to ARV, on a 6-month interest-only term, and the structure on your file is set in underwriting. What gets the hardest look on a first deal is whether the numbers are real. Charlotte is a buyer's market right now, with median days on market at 57 and about 48% of active listings carrying a price cut, so a first flip here needs a conservative ARV and a real contingency rather than a fast-sale assumption. Subject to underwriting.
Does weak credit kill a Charlotte fix and flip loan?
Usually not. We do run credit, but on an asset-based loan like this one it carries far less weight than it would at a bank, and there is no minimum score on the fix and flip program. Weaker credit is more often answered with lower leverage than with a decline. Starting a file does not put a hard pull on your report. The deal still has to work on its own, and in a Charlotte market where roughly 48% of active listings have taken a price cut, the ARV is what we test hardest. Subject to underwriting.
More Fix and Flip questions, answered on the program page
Resources
Guides for Fix and Flip
Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
Read the guide Fix and Flip · 5 min read
What Is ARV (After-Repair Value) and How Do You Calculate It?
Read the guide Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
Read the guide Compare
Fix and Flip vs. other options
More in Charlotte
Other programs in Charlotte
Rental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-13.
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