FHA Loan Limits in South Carolina for 2026, by County

How Does HUD Set FHA Loan Limits Each Year?

The Federal Housing Administration adjusts loan limits annually based on median home prices in each metropolitan statistical area (MSA) and county. HUD publishes these figures through a Mortgagee Letter, and the 2026 limits were established under HUD ML 2025-23. The national FHA ceiling for a single-unit home in 2026 is $1,249,125, which applies only in the highest-cost markets in the country. South Carolina's highest counties do not reach that ceiling.

The national floor, which applies to most of the country including the majority of South Carolina counties, is $541,287 for a one-unit property in 2026. When local median prices are high enough to justify it, HUD assigns a higher limit to that county or MSA. That is why Charleston and Hilton Head area counties carry limits above the statewide floor.

You can confirm any county's current limit yourself by visiting the HUD FHA Mortgage Limits lookup at entp.hud.gov/idapp/html/hicostlook.cfm and selecting calendar year 2026 along with the state and county. Always use the official HUD tool as your source of record, because limits can be updated mid-cycle.

What Are the 2026 FHA Limits for Each South Carolina County?

Forty-one of South Carolina's 46 counties sit at the national floor for 2026. For those counties, the FHA base loan limits by unit count are: 1-unit $541,287, 2-unit $693,050, 3-unit $837,700, and 4-unit $1,041,125. Counties at the floor include Greenville, Spartanburg, Richland (Columbia), Horry (Myrtle Beach), York, Lancaster, and most of the Upstate and Midlands.

The Charleston-North Charleston MSA, which covers Berkeley, Charleston, and Dorchester counties, carries elevated limits for 2026: 1-unit $690,000, 2-unit $883,300, 3-unit $1,067,750, and 4-unit $1,326,950. If you are buying in the Charleston area and need FHA financing, these higher limits give you more room before you would need to consider a conventional or jumbo product. Learn more about buying in the Charleston market at our Charleston, SC page.

The Hilton Head Island-Bluffton MSA, covering Beaufort and Jasper counties, has 2026 limits of: 1-unit $638,250, 2-unit $817,050, 3-unit $987,650, and 4-unit $1,227,400. Beaufort County in particular has seen sustained price appreciation, and HUD's limit reflects that. If you are shopping in Bluffton, Hilton Head, or Beaufort, these are the figures that matter for FHA eligibility.

For buyers in Greenville, the limit is the statewide floor of $541,287 for a single-unit home. The same applies to Myrtle Beach (Horry County) and Columbia (Richland County). You can explore FHA options for those areas at our Greenville, SC page, our Myrtle Beach, SC page, and our Columbia, SC page respectively.

What Exactly Does the FHA Loan Limit Cap?

The FHA loan limit caps the base loan amount, which is the amount you borrow before the FHA upfront mortgage insurance premium (UFMIP) is added. It does not cap the purchase price of the home. If a home is priced above the limit, you can still use FHA financing by making a larger down payment so that the loan amount falls at or below the county limit.

For example, in a floor county where the 1-unit limit is $541,287, a buyer purchasing a $580,000 home would need to bring at least $38,713 as a down payment to keep the base loan at the limit. That is more than the standard 3.5 percent minimum FHA down payment, so the purchase price effectively drives the required down payment up in that scenario.

If the loan amount you need exceeds the FHA limit for your county, you would typically look at a conventional loan or, for higher-priced properties, a jumbo loan. Each of those products has different qualification standards. You can review the broader range of loan options at our loan options page to understand which program fits your situation.

Can Down Payment Assistance Help SC Buyers Using FHA?

FHA's 3.5 percent minimum down payment is one of its most accessible features, but even that amount can be a hurdle for some buyers. One down payment assistance option that Keith Lopez (NMLS #2814077) at Waypoint Mortgage can pair with an FHA loan is the Chenoa Fund. It provides a second mortgage equal to 3.5 percent or 5 percent of the purchase price, which can cover the FHA down payment requirement.

The Chenoa Fund has a forgivable 0 percent option with no monthly payment. That second mortgage is forgiven after 36 months of on-time payments on the first mortgage. There is no income limit and no first-time buyer requirement, and the minimum loan amount in South Carolina is $5,000. One important note: if you refinance within the first three years, forgiveness may be canceled and the balance could become due. Terms are subject to change with market conditions, so confirm current program details before relying on them.

South Carolina Housing also administers the Palmetto Home Advantage program, which may offer down payment assistance to eligible buyers. That program is offered only through participating lenders. Keith confirms whether one of his wholesale lenders participates before recommending it, so ask about it during your consultation rather than assuming availability. State programs are educational context here, not a product Keith is presenting as his own.

What Other FHA Eligibility Factors Should SC Buyers Know?

FHA loan limits are just one piece of the eligibility picture. HUD also sets minimum credit score thresholds, debt-to-income ratio guidelines, and property condition standards. The property must be your primary residence and must pass an FHA appraisal, which evaluates both value and basic habitability. Investment properties and vacation homes are not eligible for FHA financing.

FHA loans require both an upfront mortgage insurance premium (UFMIP) and an annual mortgage insurance premium (MIP) paid monthly. These costs are separate from your interest rate and are set by HUD, not by the lender. Understanding the full payment picture, including principal, interest, taxes, insurance, and MIP, is important before you commit to a purchase price.

If you want a clear picture of how FHA financing fits your specific income, credit, and purchase goals in South Carolina, the right starting point is a Mortgage Strategy Session. You can schedule one at https://calendly.com/klopez-nexalending/30min. There is no obligation, and you will leave with a clearer sense of which loan program and price range make sense for your situation. You can also read more about FHA loan basics at our FHA page.