890 Capital August 2026 Investor Update: Charleston Buyers Surge, and a Clean Book
Here is our August 2026 update. The Charleston real estate market had a strong June, with closed home sales surging across all three tri-county markets, and the 890 Capital loan book remains clean, with no defaults and no foreclosures. Below you will find the June market numbers, our fund snapshot, a look at how we manage downside when a project runs long, a note from one of our investors, and an invitation to see the fund up close.
Charleston real estate market spotlight: buyers show up in force (June 2026)
June was a volume story. Closed single-family sales rose in every tri-county market, led by a striking 25.3% jump in Charleston County, where 648 homes changed hands against 517 a year ago.
| County (single-family detached) | Median | YoY | Closed sales (YoY) | Days on market |
|---|---|---|---|---|
| Charleston | $768,500 | +2.5% | 648 (+25.3%) | 40 |
| Berkeley | $415,000 | −0.3% | 494 (+6.2%) | 46 |
| Dorchester | $403,208 | +0.4% | 285 (+8.4%) | 43 |
Prices stayed firm. The Charleston single-family median climbed to $768,500, up 2.5% year over year, while Berkeley and Dorchester held essentially flat at $415,000 and $403,208. Year to date, the Charleston median sits at $725,000, up 3.6% over 2025. Homes are still moving fast, with days on market between 40 and 46 across all three counties, well under two months.
For a lender, this is a healthy backdrop. Demand is deep, prices are steady, and finished product sells quickly, especially in the mid-market where most of our renovation borrowers operate. That is exactly the environment our underwriting is built for.
Source: Charleston Trident Association of REALTORS®, Local Market Update, June 2026. Single-family detached, June year-over-year. Year-to-date medians: Charleston $725,000 (+3.6%), Berkeley $420,000 (+1.1%), Dorchester $396,000 (+0.1%).
Fund snapshot: 890 Capital by the numbers (August 2026)
A transparent look at the fund as of August 1, 2026.
| Metric | Value |
|---|---|
| Fund inception | April 2024 |
| Active loans | 73 |
| Loans funded to date | 157 |
| Loans completed | 84 |
| Total capital deployed | $56M+ |
| Average loan size | $357K |
| Average after-repair LTV | 70% |
| Average loan length (realized) | 6.0 months |
| Unique borrowers | 53 |
| Total investors | 47 |
| Foreclosures to date | 0 |
| Annualized preferred return | 10% to 10.75% |
| Last distribution | On time |
Preferred return classes: 1-Year 10%, 3-Year 10.5%, 5-Year 10.75%.
Behind the lending: what happens when a deal goes sideways
We have never had a foreclosure, and we intend to keep it that way. But no honest lender will tell you every project runs perfectly. Timelines slip, a rehab hits a surprise, a borrower's buyer falls through. The question that actually protects your capital is not whether anything will ever go wrong, it is what is in place for when it does.
It starts with the collateral. Every 890 Capital loan is secured by a first-lien position on real property, and we lend against a conservative share of the after-repair value, roughly 70% on average across the book. That equity cushion is the margin that lets a loan be made whole even if a property has to be sold in a softer market than the one we underwrote.
Structure does the rest. Loans are short, most around six months, so we are never far from a payoff or a fresh look at a borrower's progress. We service actively, watch draws and timelines, and stay in contact rather than waiting for a maturity date to learn there is a problem. When a project runs long, our first move is almost always a workout: an extension, a modified draw schedule, or a plan to get the property listed and sold. Foreclosure is the last tool, not the first, because a well-secured loan usually resolves faster through cooperation than through a courtroom.
The takeaway for investors is simple. Discipline up front, in the lien position, the loan-to-value, and the loan term, is what turns an occasional bumpy project into a non-event. Zero foreclosures is the result of that design, not luck.
See what your capital could earn: the 890 Capital returns calculator
We built a simple calculator so you can see the numbers for yourself. Choose a note term, set an amount, and decide whether to take monthly income or reinvest. As an illustration, $250,000 in a 1-Year Note at 10%, with returns reinvested monthly, grows to about $276,178 in a single year. Prefer steady income instead? That same note pays roughly $2,083 a month.
Five ways to verify 890 Capital is legitimate
You should never take an investment firm's word for it, including ours. Here is exactly how to verify 890 Capital independently:
- Our SEC Form D filing, viewable on EDGAR (Regulation D, Rule 506(c)).
- The publicly recorded first-lien deeds of trust securing our loans.
- Borrower payment records and a walkthrough of the cash flow.
- A segregated 890 Capital, LLC bank account.
- Conservative loan-to-value math on every deal.
Real proof, not promises. See all five, with step-by-step instructions to verify each one yourself, at 890capital.com/verify890.
In an investor's own words
"Frank was extremely knowledgeable and competent, and being in real estate, I knew of Caleb's work ethic and success. I was compelled because I would be making much more on my investment than my traditional brokerage account was making.
I met with them with a list of detailed questions, and they answered every one in detail. That gave me the confidence to move forward. With five children, the return is fantastic. It helps pay for my son's grad school and, of course, gifts for my grandson. When my personal investment property sells next year, I will definitely be investing more. To receive the same return with passive income is too tempting to pass up."
- Therese, 890 Capital investor
Testimonial from an actual 890 Capital investor who was not compensated for this statement. Individual experiences vary and are not a guarantee of future results.
You're invited: Capital at Work, an inside look at 890 Capital
If you are an accredited investor, join us for an on-site evening to see how capital is deployed, secured by real assets, and positioned to generate returns. We will walk a property, cover how we invest and how we make money, and you will meet the team in person.
- Date: Wednesday, August 19, 2026
- Time: 5:30 to 7:30 PM (check-in and networking at 5:00 PM)
- Location: 890 Capital Property Tour, 1456 Waterway Ct., Mount Pleasant, SC 29464
- Who should attend: Accredited investors
- RSVP: by August 12 on the event page, or email mary@890capital.com
Space is limited and invitations are non-transferable.
890 Capital, LLC · 217 Lucas Street, Unit G, Mount Pleasant, SC 29464 · (843) 620-9890 · frank@890capital.com · 890capital.com
This article is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any security. Investments in 890 Capital, LLC are available only to accredited investors and involve risk, including possible loss of principal. Past performance is not indicative of future results. Stated preferred return targets are not guaranteed. Any offering is made solely through definitive offering documents. 890 Capital, LLC is not a registered investment adviser or broker-dealer.
