General Company Information
Website: South County Capital
Market Coverage: California only, with the heaviest concentration of lending in Los Angeles and Orange County
Primary Service Areas:
- Los Angeles and Orange County (the company’s core lending markets)
- San Diego
- Bay Area and Central Coast, including San Francisco, Oakland, San Jose, Napa, and Monterey
- Central Valley and Sacramento, including Bakersfield
Company Overview
South County Capital is a California-licensed private money lender that describes itself as the state’s premier hard money lending source. Alongside a broad menu of investor-focused loan products, including fix and flip, bridge, DSCR rental, and ground-up construction financing, the company operates a dedicated probate lending program built around one core idea: an estate holding real property has equity it can borrow against right away, even while the probate case itself is still open. The company is a direct lender, meaning it funds loans from its own capital rather than brokering them through a third party.
Mission and Values
Mission: South County Capital positions its probate loan program around the idea that estates shouldn’t be forced to wait years for probate to close, or sell property under pressure, when the real estate already sitting in the estate can be used to cover obligations and move the process forward.
Core Values:
- Asset-based decision making: The company underwrites based on the value and equity of the property, not the personal credit or income of the heirs.
- Speed: Marketing materials emphasize fast closings once all parties to the estate are aligned on the loan.
- Direct lending: Funding comes from the company’s own capital rather than through a broker or matching service.
- Compliance: The company highlights its California Department of Real Estate broker license and its commitment to operating within California and federal lending regulations.
Services and Products
Probate Loan
A probate loan from South County Capital, also referred to on the company’s site as an estate loan or inheritance loan, is a short-term, asset-based loan made directly to an estate or trust and secured by real property already held within that estate. The loan goes to the estate itself, not to an individual heir, and is repaid when probate closes, the property sells, or the estate secures longer-term financing. The company notes that traditional banks will not lend against property still in probate, positioning this as a gap only a private lender can fill.
Key Service Features:
- Underwritten on the value of the real estate rather than heirs’ personal credit scores or income
- Funded directly by South County Capital’s own capital, with no broker intermediary
- Typical term of 12 to 24 months, with interest-only payments
- Repayment due at probate close, at sale of the property, or upon refinance into long-term financing
What Funds Can Be Used For:
- Paying estate debts, including outstanding mortgages, property taxes, liens, and utility bills
- Covering probate attorney and executor or fiduciary fees
- Funding a buyout of one or more co-heirs so a retained heir can keep the property
- Supporting a Proposition 19 parent-to-child transfer strategy by funding a co-heir buyout during probate rather than after distribution
- Property maintenance and preservation during the probate period
Financial Information
Loan Amounts: Not specifically published for the probate loan product; sized according to the equity and value of the estate’s real property.
Pricing: Not publicly disclosed; the company states rates and terms depend on the specific deal, equity position, and exit strategy.
Repayment Terms: Interest-only payments over a typical 12- to 24-month term, with the loan repaid at probate close, sale of the property, or refinance.
Fees: Not publicly disclosed on the probate loan page; this is a genuine interest-bearing loan, unlike a non-recourse inheritance advance, so borrowers should confirm rate, points, and any fees directly with the lender before proceeding.
Eligibility Requirements:
- The estate must hold real property in California that can secure the loan
- All parties to the estate must agree to the loan, since it is made to the estate rather than to an individual heir
- The loan can be initiated by an executor, administrator, trustee, beneficiary (with agreement of the estate representative), or a probate attorney or professional fiduciary acting on the estate’s behalf
- Approval is based on property equity and a clear exit strategy rather than personal credit or income
Application Process
South County Capital underwrites probate loans around the real estate itself rather than the borrower’s personal financial profile, which the company says allows for faster closings once all parties agree to move forward.
Step 1: Property and Case Review
- South County Capital reviews the property, current title, and probate case documentation
- The estate’s outstanding obligations are assessed to determine loan sizing
Step 2: Estate Party Agreement
- All parties to the estate, including the executor, administrator, or trustee, must agree to the loan
- The company notes this step is typically straightforward since loan proceeds directly benefit the estate
Step 3: Funding
- Once the deal is aligned and documentation is complete, South County Capital can close and fund quickly
- Repayment begins on an interest-only basis until probate closes, the property sells, or refinancing occurs
Unique Selling Points
Direct Lender, Not a Broker
South County Capital funds loans from its own capital, which it positions as enabling faster, more flexible decisions compared to working through a broker or matching platform.
Full Suite of Related Estate Financing
Beyond probate loans, the company also offers trust loans and a dedicated Proposition 19 equalization loan product, giving it a broader menu of inheritance-adjacent financing options than a single-product competitor.
Concentrated California Market Knowledge
The bulk of the company’s lending activity is concentrated in Los Angeles and Orange County, with additional coverage in San Diego, the Bay Area, and the Central Valley, suggesting particularly strong familiarity with those regional markets.
Why Choose South County Capital
Competitive Advantages:
- Direct private lender funding from its own capital rather than acting as a broker
- Asset-based underwriting focused on property equity rather than personal credit or income
- Licensed under the California Department of Real Estate (Broker License #01884316)
- Dedicated Proposition 19 equalization loan product alongside its probate and trust loan offerings
Service Coverage
South County Capital lends exclusively in California. The company’s heaviest concentration of activity is in Los Angeles and Orange County, with additional stated coverage across San Diego, the Bay Area and Central Coast (including San Francisco, Oakland, San Jose, Napa, and Monterey), and the Central Valley and Sacramento region (including Bakersfield).
- Los Angeles and Orange County (core market)
- San Diego
- Bay Area and Central Coast
- Central Valley and Sacramento
Contact Information
Service Inquiry: loans@southcountycapital.com, or the “Get a Quote” form on the company’s website
Response Time: The company states it responds to email inquiries within 24 hours and is available by phone weekdays, 9 AM to 5 PM PST
Executors, trustees, and heirs looking to unlock the equity in an estate’s California real property before probate closes can learn more directly through South County Capital‘s probate loan program.