How much do I need to put down on a condo or townhome in Folly Beach, SC?

20% is the working minimum on a DSCR loan for this product — about $136,800 at the $684,000 price point modeled here — plus closing costs of roughly 2%–4% and three to six months of PITIA in reserves ($16,858 to $33,716). Putting more down improves the ratio and moves you into a better pricing tier, which is often the cheapest way to buy down the rate.

What DSCR ratio does a condo or townhome in Folly Beach hit?

At the median basis modeled on this page, roughly 0.52x — $2,903 of creditable monthly income against $5,619 of PITIA. Most lenders want 1.0x or better for base pricing, several fund to 0.75x with a rate add-on, and no-ratio products exist for files that do not cash-flow at all. The ratio is property-specific, so the number on your address will differ.

Can I close a condo or townhome in Folly Beach in an LLC?

Yes. DSCR loans are business-purpose loans, so title in an LLC, LP or trust is standard and does not change pricing. You will personally guarantee the note and provide the operating agreement, EIN and certificate of good standing. Conventional investor financing does not allow entity title, which is one of the main reasons investors choose DSCR even when they could document income.

Does the HOA affect whether my Folly Beach condo qualifies?

In two ways. The dues sit in the DSCR denominator — the $480/month allowance modeled here directly lowers the ratio — and the project itself must clear a warrantability review covering owner-occupancy ratio, investor concentration, delinquency rate, reserve funding and litigation. Request the HOA questionnaire and reserve study during your inspection period.

Condo & Townhome · Folly Beach, SC

Condo & Townhome Financing in Folly Beach, SC

Estimated 0.52x DSCR on a $684,000 condo or townhome with $136,800 down — qualified on the property's income, not your tax returns.

Modeled Purchase Price

$684,000

20% Down

$136,800

Loan Amount

$547,200

Est. Monthly PITIA

$5,619

Est. Monthly Rent

$2,903/mo

Est. DSCR Ratio

0.52x

Condo & Townhome investing in Folly Beach

Condos and townhomes are the lowest-basis way into the Folly Beach rental market, and the trade is that a second set of underwriting rules applies to the building, not just to you. Every DSCR condo file in South Carolina runs a project review: owner-occupancy ratio, investor concentration, HOA delinquency rate, reserve funding, and any pending litigation or special assessment.

At the Folly Beach median of $950,000, a condo or townhome prices near $684,000, roughly a quarter under the detached median. Minimum down is 20% ($136,800), leaving a loan of $547,200. Estimated all-in PITIA runs about $5,619 per month, and that figure already carries an HOA allowance of $480/month — HOA dues count in the DSCR denominator, which is exactly why condo files that look cheap on price often ratio worse than a detached comp.

The Folly Beach ratio math on this product

A long-term lease on the attached product should produce roughly $2,903/month. Against a PITIA of $5,619, that is an estimated DSCR ratio of 0.52x. That is below the 1.0 threshold, which is normal at this basis. Financing here works one of three ways — more money down, a no-ratio DSCR product, or qualifying on documented short-term rental revenue.

Underwriting notes specific to attached product: warrantability drives pricing. A non-warrantable project — high investor concentration, a single owner holding more than 20% of units, litigation, or thin reserves — moves the file to a portfolio shelf with a larger down payment and a rate add-on. Pull the HOA questionnaire, budget and reserve study during your inspection period, not after.

Returns and structure

Return metrics at the Folly Beach median for this product: an estimated cap rate of 3.16%, and monthly cash flow of $2,716 negative at 20% down. Negative cash flow at the minimum down payment is common in appreciation-led markets; investors close the gap with a larger down payment, a purchase below median, an added unit, or a rate buydown.

Folly Beach property types compared

Property Type	Modeled Price	Min. Down	Est. Income	Est. DSCR
Single-Family Rental	$950,000	20% ($190,000)	$3,675/mo	0.51x
2–4 Unit Multi-Family	$1,501,000	25% ($375,250)	$6,836/mo	0.63x
Condo & Townhome (this page)	$684,000	20% ($136,800)	$2,903/mo	0.52x
Short-Term Rental	$950,000	25% ($237,500)	$5,688/mo	0.83x

All figures model a purchase at the Folly Beach median of $950,000 with the property-type adjustments described above, at an illustrative 7.50% DSCR rate on a 30-year fixed. Short-term rental income is shown after the standard lender haircut.

Figures on this page are modeled estimates derived from the Folly Beach median price and market rent, adjusted for condo or townhome product characteristics. They are illustrative, not a loan offer or an appraisal. Actual pricing, rent, taxes, insurance, HOA dues and DSCR depend on the specific property and on conditions at the time of application.

Folly Beach Condo & Townhome FAQ

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Single-Family Rental in Folly Beach

0.51x est. DSCR

2–4 Unit Multi-Family in Folly Beach

0.63x est. DSCR

Short-Term Rental in Folly Beach

0.83x est. DSCR

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