EMD Funding in Charleston, SC | Swift Deal Funding
EMD Funding in Charleston, SC
EMD funding covers the earnest money deposit on a Charleston purchase contract — typically $5,000–$25,000 — so you can lock up a property without committing your own cash. We wire the deposit directly to the South Carolina closing attorney handling the deal, usually within 24 hours of a complete file. The deposit must be refundable under the contract’s inspection or due-diligence terms.
Charleston pairs scarce, premium peninsula inventory with a high-volume investor market in North Charleston, and competition for well-priced deals is brisk. There’s also a geographic factor: tidal, flood-prone areas mean your due-diligence window should account for flood determinations, elevation, and disclosures. EMD funding lets you go under contract quickly and keep your working capital free while you complete that review and place an end buyer.
How EMD funding works in Charleston (SC attorney-must-close)
South Carolina is a wet-funding state, and the SC Supreme Court requires closings — and the earnest money held against them — to be handled under a licensed SC attorney’s supervision. The refundable deposit sits in that attorney’s trust account. We wire within ~24 hours of complete docs and the attorney’s written confirmation that the deposit is refundable per the contract. Given Charleston’s flood-zone realities, make sure your contract keeps the EMD refundable while flood and disclosure items are reviewed, and confirm details with your attorney.
Pricing
Two options on every EMD, no credit check required:
| Option | Upfront | At Close | Best For |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable per-deal cost (most popular) |
Example: a $20,000 Charleston EMD under Option B costs $2,000 total, paid once, nothing due at closing.
What you’ll need
- Fully executed purchase contract with refundable EMD language
- The SC closing attorney’s contact information
- Written confirmation from that attorney that the EMD is refundable per the contract
- Your identification
No credit check, no income verification, no tax returns.
A typical Charleston EMD scenario
You’re competing for a North Charleston rental that’s drawing several offers. The seller wants a $15,000 earnest money deposit, and the property sits in a flood zone you still need to review. Rather than tie up $15,000 of your own cash before completing flood and disclosure due diligence, you have us fund the refundable $15,000 EMD to the SC closing attorney’s trust account within 24 hours — your offer is competitive — while your contract preserves a refundable path during diligence. Under Option B, your cost is $1,500, and your capital stays free for the next deal.
Apply
Submit your contract and the attorney’s contact online — under 10 minutes. Same-day wires are possible for complete files before 11 AM Eastern.
Frequently Asked Questions
Who holds earnest money in a South Carolina deal — and does an attorney have to be involved? +
The SC Supreme Court requires attorney-supervised closings, so the refundable earnest money is typically held in the licensed SC closing attorney's trust account. We wire the deposit directly to that Charleston attorney once we have written confirmation it's refundable under the contract. Funding moves within 24 hours of a complete file, which matters in a market where well-priced North Charleston deals draw fast competition.
Do flood disclosures or tidal-zone issues affect my Charleston EMD? +
They can affect your due diligence and refundability window. Much of Charleston sits in flood-prone, tidal areas, so make sure your contract's inspection or due-diligence terms preserve a refundable path while flood, elevation, and disclosure items are reviewed. We fund only refundable earnest money, and your SC closing attorney must confirm in writing that the deposit is refundable per the contract before we wire.
How fast can earnest money be funded for a Charleston offer? +
Typically within 24 hours of a complete application and the SC closing attorney's confirmation. In a competitive Charleston market — peninsula scarcity and active North Charleston investor demand — that speed keeps your offer strong without fronting your own cash. Same-day wires are possible for files in before 11 AM Eastern, and we never check credit, income, or tax returns.
Apply for EMD Funding in Charleston, SC
Submit your application online — same-day decisions for complete files before 2 PM Eastern.