South Carolina Mortgage Guides 2026
This complete South Carolina mortgage guide covers FHA loan limits by county, SC Housing down payment assistance, USDA rural loans across the Palmetto State, VA resources for South Carolina’s large military community, and a complete closing cost breakdown — all in one place.
Everything You Need for a South Carolina Home Purchase
Six in-depth guides covering every aspect of getting a mortgage in South Carolina — from loan program selection to what you’ll pay at closing.
South Carolina Mortgage Guide
FHA loan limits by county, loan program comparison, property tax overview, and how the South Carolina housing market affects your financing options.
Read guide →South Carolina First-Time Home Buyer Guide
SC Housing’s Homebuyer Program, Palmetto Home Advantage, and income and purchase price limits explained.
Read guide →South Carolina FHA Loan Requirements
2026 FHA limits for Charleston and Beaufort-area counties, Richland (Columbia), Greenville, and all 46 South Carolina counties — credit score requirements, MIP, and how FHA competes in South Carolina’s market.
Read guide →South Carolina VA Loan Requirements
VA entitlement, 2026 funding fee chart, and resources for Fort Jackson, Shaw Air Force Base, Joint Base Charleston, and South Carolina’s veteran community.
Read guide →South Carolina USDA Loans
2026 USDA income limits for South Carolina, eligible rural and suburban areas outside Charleston, Columbia, and Greenville, and how zero-down USDA compares to FHA.
Read guide →South Carolina Closing Costs Guide
South Carolina’s deed recording fee, attorney supervision of closings, and a complete fee-by-fee breakdown for South Carolina buyers and sellers.
Read guide →Key South Carolina Mortgage Facts
FHA Loan Limits
- Most SC counties, including Richland (Columbia) and Greenville: $541,287
- Charleston, Berkeley & Dorchester counties (Charleston-North Charleston metro): $690,000
- Beaufort & Jasper counties (Hilton Head-Bluffton): $638,250
- All 46 SC counties reflect current CY2026 HUD figures
- Confirm your county at HUD’s official lookup
Down Payment Assistance
- Palmetto Heroes: closed for 2026 (April 13, 2026, per SC Housing)
- SC Housing Homebuyer Program: $10,000 down payment assistance at 0% interest with no monthly payments, forgiven after 15 years
- Palmetto Home Advantage: forgivable DPA of 0%, 3% or 4% of the loan amount
- County First Initiative & Housing Choice Voucher Homeownership Program also available
USDA Income Limits (2026)
- Standard limit: $122,800 (1–4 person) / $162,100 (5–8 person)
- Higher limits (1–4 person): Charleston-North Charleston $135,150; Charlotte-Concord-Gastonia, NC-SC area $135,000; Beaufort County $129,950
- FY2026 figures, effective July 13, 2026
Closing Cost Highlights
- Deed recording fee (SC’s transfer tax): $1.85 per $500 of value
- S.C. Supreme Court: closings should be conducted only under the supervision of attorneys (Doe v. McMaster)
Buying or Refinancing in South Carolina?
Our guides above cover South Carolina’s loan limits, assistance programs and closing costs, and every figure links to the official source so you can verify current terms.
- ✓ Check SC Housing program eligibility and current terms at schousing.sc.gov
- ✓ Confirm your county’s 2026 FHA limit with HUD’s lookup tool
- ✓ Compare FHA vs. conventional using our loan program guides
- ✓ Estimate your total cash to close with our closing cost guide
No obligation · Educational first
Talk to a South Carolina Mortgage Advisor
Have questions about buying or refinancing in South Carolina? A licensed mortgage advisor can walk you through your loan options, assistance programs and costs, with no obligation.
Speak to a Mortgage Advisor