EMD Funding in South Carolina | Swift Deal Funding
EMD Funding in South Carolina
EMD funding places the earnest money on a deal so a South Carolina wholesaler can lock up a property without committing personal cash. We send the deposit — typically $5,000 to $25,000 — directly to the closing attorney handling the transaction, usually within 24 hours of a complete application and confirmation. The deposit must be refundable under the contract’s inspection or due-diligence terms, so your exposure is the funding fee, not the money itself.
In fast-moving South Carolina markets like Charleston, Greenville, and Columbia, putting up a credible deposit quickly can be the difference between locking a deal and losing it. EMD funding lets you do that without tying up working capital. And because every SC closing is attorney-supervised, your earnest money lands in a lawyer’s escrow — a clean, accountable place for it to sit until closing.
How EMD funding closes in South Carolina
South Carolina is an attorney-supervised, wet-funding state, so the earnest money is held in a South Carolina attorney’s escrow or trust account rather than by a title company alone. On approval we wire the deposit straight into that escrow, never to you, held under the contract terms. If you proceed to closing, the EMD credits toward the purchase. If you cancel inside your contingency window, the attorney returns our funds and you owe only the funding fee.
We need a real attorney contact at application: the South Carolina closing attorney or firm, the contact name, and written confirmation that the deposit is refundable per contract.
Pricing
Two options on every EMD, your choice:
| 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) |
A $18,000 EMD under Option B costs $1,800 total, paid once, nothing at closing.
What you’ll need
- Executed purchase contract with refundable EMD language
- South Carolina closing attorney / firm contact
- Written confirmation from the attorney that the EMD is refundable per the contract
- Government ID
No credit check, no income verification, no tax returns. Direct lender.
A typical South Carolina EMD scenario
A Columbia wholesaler needs a $15,000 earnest deposit to secure a contract on a motivated seller’s home and wants to keep cash free for the next deal. They submit a contract tying the EMD to a 10-day inspection period before 11 AM Eastern, with their closing attorney’s details. We wire $15,000 into the attorney’s escrow that day. They market and assign the deal; at the attorney’s table the EMD credits through. Under Option B they paid a single $1,500 fee and never touched their reserves.
Apply
Submit your contract and the South Carolina closing attorney’s contact online — about ten minutes. Same-day wire for complete files before 11 AM Eastern. We coordinate the deposit directly with the supervising attorney.
Frequently Asked Questions
Who holds the earnest money on a South Carolina deal? +
Because South Carolina requires attorney-supervised closings, your earnest money is typically held in a South Carolina attorney's escrow or trust account rather than by a title company alone. We wire the deposit directly into that attorney's escrow within about 24 hours of a complete file — never to you. The contract must make the EMD refundable under the inspection or due-diligence period, and we need written confirmation from the attorney's office that those refund terms are recognized.
What happens to my EMD if a South Carolina deal cancels? +
If you cancel within your contract's contingency window, the closing attorney returns the refundable earnest money to us and you owe only the funding fee — never the deposit itself. That's why we require contract language tying the EMD to your inspection or due-diligence rights, plus written confirmation from the attorney holding it. As long as you stay inside your contingencies, the deposit is fully protected.
How quickly can you fund an EMD in Charleston or Greenville? +
We wire the earnest money to your South Carolina closing attorney within about 24 hours of a complete application and confirmation from their office. For files submitted before 11 AM Eastern with the contract and attorney details in hand, same-day wiring is possible. Because SC closings already run through an attorney, confirming the deposit's refundable terms is usually straightforward in Charleston, Greenville, Columbia, and statewide.
Apply for EMD Funding in South Carolina
Submit your application online — same-day decisions for complete files before 2 PM Eastern.