890 Capital July 2026 Investor Update: A Strong Spring, a Clean Book, and a Growing Family
From all of us at 890 Capital, we hope you have a safe, happy Fourth of July and a wonderful long weekend. Here is our July 2026 update: the Charleston real estate market rebounded in May, our real estate loan book remains 100% performing, and we have a few pieces of good news to share, including a look at the tri-county numbers, our fund snapshot, and a couple of simple ways to dig deeper.
The headline from June still holds: every active loan in the 890 Capital portfolio is current and performing. No defaults, no foreclosures. We repeat it on purpose, because in private credit a quiet, clean book is the whole point. Reliability is the product.
Charleston real estate market spotlight: the top end bounces back (May 2026)
Last month we flagged a softer top end after Charleston County's single-family median dipped in April. The May 2026 numbers answered the question.
| County (single-family detached) | Median | YoY | Closed sales (YoY) | Days on market |
|---|---|---|---|---|
| Charleston | $719,500 | +6.6% | 591 (+4.6%) | 40 |
| Berkeley | $422,444 | -0.6% | 443 (-11.2%) | 49 |
| Dorchester | $400,000 | +1.1% | 288 (+23.1%) | 39 |
The Charleston single-family median climbed to $719,500, up 6.6% year over year, with closed sales up 4.6%. The April dip was a single-month wobble, not a trend. Year to date, the county median sits at $716,500, up 3.6% over 2025.
Underneath the headline, the tri-county story is about volume and affordability. Dorchester is the standout: closed single-family sales jumped 23.1% year over year as buyers chase the most attainable price point in the region, a $400,000 median. Berkeley held prices essentially flat while transaction volume cooled, with closings down 11.2%. Days on market stayed tight across all three counties, from 39 in Dorchester to 49 in Berkeley.
For a lender, this is a healthy backdrop. Prices are firm, homes are still selling in well under two months, and demand is deepest in the mid-market where most of our renovation borrowers operate. Well-priced, well-finished product moves. That is the kind of market our underwriting is built for.
Source: Charleston Trident Association of REALTORS®, Local Market Update, May 2026. Single-family detached, May year-over-year. Year-to-date medians: Charleston $716,500 (+3.6%), Berkeley $423,533 (+2.1%), Dorchester $395,000 (+0.3%).
Fund snapshot: 890 Capital by the numbers (July 2026)
A transparent look at the fund as of July 1, 2026.
| Metric | Value |
|---|---|
| Fund inception | April 2024 |
| Active loans | 64 |
| Loans funded to date | 143 |
| Loans completed | 79 |
| Total capital deployed | $51M+ |
| Average loan size | $358K |
| Average after-repair LTV | 67% |
| Average loan length (realized) | 5.8 months |
| Unique borrowers | 49 |
| Total investors | 44 |
| 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: why six-month real estate loans are a feature, not a compromise
Most of our loans carry a six-month term, and in practice they pay off even faster, just under six months on average across every loan we have closed. People sometimes assume short loans mean small ambitions. The opposite is true. Short duration is one of the most important risk controls we have, and it is deliberate.
Short loans keep capital moving. Instead of locking money into a five-year position while interest rates, home values, and demand shift around us, we lend, get repaid, and lend again. Every repayment is a fresh chance to re-price risk against current conditions rather than conditions from years ago. That recycling is how a disciplined book stays disciplined.
Short loans also enforce a clear exit. A six-month loan is for a defined project with a defined endpoint, a renovation that gets finished and sold or refinanced, not an open-ended bet on the market drifting higher. The borrower knows the plan, and so do we, before a dollar goes out the door.
For investors, the payoff is flexibility and visibility. We are not asking you to lock up capital for years against an illiquid position. The portfolio turns over steadily, the collateral is real and recent, and the strategy adapts as the market does. Short is not a limitation. It is the design.
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. Reach out and we will walk you through any of it.
890 Capital in the press: Moultrie News feature
The Post and Courier's Moultrie News profiled 890 Capital this month in a piece titled "890 Capital bringing investment opportunities to life." It is a good look at why Caleb and I started the company, how we connect investors with short-term real estate projects across the Southeast, and the reputation-based, trust-first way we try to operate in the Lowcountry.
Read the Moultrie News feature on 890 Capital →
Team and community
Welcome to the world, Sutton and Elle
Caleb Pearson, 890 Capital's co-founder and General Partner, and his wife Ashley welcomed twin girls in May, Sutton and Elle. Caleb, for the record, continues to be happily and thoroughly outnumbered by the women in his house. From all of us, congratulations to the Pearsons.
An evening with investors at Kingstide
This past month we hosted a prospective-investor gathering at Kingstide, bringing together members of the local community for an evening of conversation. It was exactly the kind of night we enjoy most: real questions, honest answers, and the chance to talk through what we do and why.
We walked through how the fund is structured, how we underwrite, and how steady, asset-backed lending can help people build wealth without the volatility or the day-to-day work of owning property. The best part was simply meeting people face to face. If you would like to join us at a future event, get in touch and we will make sure you are on the list.
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.