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Serving Charleston

Mortgage Broker in Charleston, SC

Buying around Charleston means thinking about more than a single street. The peninsula, nearby islands, and growing inland communities each attract a different kind of buyer, from first-timers to military families to people putting down roots after years of visiting. Flood zones, HOAs, and property type can all shape which loan makes sense, so the smart move is to get your financing picture clear before you fall for a porch view. I will walk you through options in plain English and stay reachable through closing.

Coastal and Lowcountry purchases sometimes bring extra underwriting questions (flood insurance, property condition, and HOA rules). I flag those early so they do not surprise you mid-contract.

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Rather talk now? Call (480) 636-6573 or text Keith. Reviewed by Keith Lopez, NMLS #2814077 · Updated August 2026

Quick answer

Who can help me get a mortgage in Charleston, SC?

Keith Lopez (NMLS #2814077) is a mortgage broker serving Charleston buyers through NEXA Mortgage, with access to 300+ lenders. In Charleston County, the 2026 conforming loan limit is $832,750 and the FHA limit is $690,000. Many buyers can put as little as 3% down on a conventional loan, 3.5% on FHA, or 0% with VA or USDA where eligible.

Market Snapshot

Charleston housing market, at a glance.

Last updated: August 2026

Median Sale Price
$640,000
Median Days on Market
68

Typical range: West Ashley and North Charleston on the more attainable end, the peninsula and Mount Pleasant on the higher end.

Source: Redfin

Market figures are estimates from public data as of the date shown and change over time.

Loan programs

Loan Programs That Work in Charleston

Here is how the main programs look against local prices, then we match the right one to your file on a Mortgage Strategy Session.

Loan programs in Charleston

Local guides with Charleston limits, assistance that stacks, and answers to the questions buyers here ask most.

Program eligibility, guidelines, and pricing are set by the applicable investor, agency, or program and are subject to change without notice. Not all applicants will qualify. This information is for educational purposes only and is not a commitment to lend.

2026 Loan Limits

Charleston County

Limit type Single-family
Conforming limit $832,750
FHA limit $690,000
Cash to close

Lowering your cash to close

Gift funds and seller-paid closing costs help here, where prices run higher. Closing costs typically run 2 to 5% (about $12,800 to $32,000 on the median). Also budget for flood insurance if the home is in a FEMA flood zone.

First-time & assistance

Local assistance paths buyers ask about in Charleston

Programs change. On a Mortgage Strategy Session we check what may fit your income, purchase price, and county, without treating any program as a guarantee.

  • Chenoa Fund (FHA down payment assistance)

    The Chenoa Fund, from CBC Mortgage Agency, is the down payment assistance I can place. It pairs an FHA 30-year fixed first mortgage with a second mortgage for 3.5% or 5% of the sales price or appraised value, whichever is less. The forgivable option has 0% interest and no monthly payment and is forgiven after three years of on-time payments on the FHA loan. The repayable option is a 10-year second mortgage with a monthly payment. There are no income limits and no first-time buyer requirement, but the home must be your primary residence (1 to 2 units), and credit and underwriting requirements apply. In South Carolina, the minimum assistance amount is $5,000. Refinancing the FHA loan during the first three years can cancel the forgiveness, so it suits buyers who plan to keep the loan at least that long. For a Charleston purchase, I compare it with a standard FHA loan and other low-down options. Program terms and availability change with market conditions, so I confirm current terms for your file before you count on it.

    Learn more →

  • Palmetto Home Advantage (SC Housing)

    SC Housing's Palmetto Home Advantage offers forgivable down payment assistance of 0%, 3%, or 4% of the loan amount with no monthly payment, paired with conventional, FHA, VA, or USDA financing. It is open to first-time, move-up, and repeat buyers in all 46 counties, with a 640 minimum credit score, no sales price limit, and a statewide income limit. The assistance is a 10-year forgivable second mortgage (not a grant), so it is repaid if you sell, refinance, or move out before it is forgiven. State housing agency programs like this are offered only through participating lenders. As a broker, I confirm whether one of my wholesale lenders participates before recommending it for your Charleston purchase, so treat it as an option to ask about rather than a promise.

    Learn more →

  • Military and VA-oriented options

    Given the Lowcountry military presence, eligible service members and veterans often compare VA $0-down financing with other options that reduce cash to close. Stacking rules and occupancy requirements need a file-level review.

    Learn more →
Neighborhoods

Charleston neighborhoods, and how financing often fits

Mortgage lending is not one-size-fits-all across Charleston. Price bands, condo rules, flood zones, and buyer profiles change by pocket. Use this as orientation, then we match a program to your file.

  • Downtown / the peninsula

    Historic, walkable, and tourism-adjacent.

    The peninsula carries Charleston's historic premium, from single houses to condominiums near the harbor. Buyers should separate emotional pull from payment reality early, because prices often sit well above the metro median. Flood insurance, elevation, and older building systems can all affect monthly cost and underwriting. Program fit usually follows price point more than charm.

    Price band
    Typically well above the metro median.
    Loan fit (educational)
    Conventional or jumbo are common. FHA may fit only when price and condo rules allow.

    Watchouts: Flood zones, historic district rules, and condo HOA approval deserve early review.

  • Mount Pleasant

    Family-oriented suburb with marsh and water access nearby.

    Mount Pleasant is one of the Lowcountry's most requested suburbs, with strong demand for single-family homes and planned communities. Bridge access to the peninsula shapes commute expectations. Pricing is often elevated relative to West Ashley or North Charleston. For jumbo, FHA, and flood details, see the dedicated Mount Pleasant page.

    Price band
    Often above the Charleston metro median.
    Loan fit (educational)
    Conventional is typical. VA is relevant for eligible military and veteran buyers. FHA when price sits under the county limit.

    Watchouts: HOA communities are common. Some parcels need flood insurance review.

  • West Ashley

    Established residential with shopping corridors.

    West Ashley remains a practical entry for many primary-residence buyers who want Charleston access without peninsula pricing. Housing stock ranges from mid-century ranches to newer subdivisions. Flood and drainage questions still apply in parts of the area. Comparing total monthly cost, including insurance, keeps offers grounded.

    Price band
    Often closer to the metro median than peninsula or Mount Pleasant.
    Loan fit (educational)
    FHA, conventional, and VA are all frequently discussed.

    Watchouts: Check FEMA flood maps and insurance quotes before finalizing your budget.

  • James Island

    Island residential with local commercial pockets.

    James Island offers a mix of island living and relative proximity to downtown. Buyers often weigh lifestyle against flood exposure and bridge traffic. Property type and elevation vary enough that two nearby homes can have very different insurance costs. For neighborhood, flood, and jurisdiction details, see the dedicated James Island page.

    Price band
    Wide range around and above the median.
    Loan fit (educational)
    Conventional, FHA, and VA depending on price and eligibility.

    Watchouts: Flood insurance and wind coverage can materially change the monthly payment.

  • Johns Island

    More space, semi-rural pockets, and newer subdivisions.

    Johns Island has seen steady residential growth, from rural lots to newer planned communities. Buyers seeking space should still verify utilities, flood zone, and HOA rules on the specific parcel. Commute time to employment centers varies by bridge and traffic pattern. For rural-lot, flood, and USDA details, see the dedicated Johns Island page.

    Price band
    Broad range; newer communities often above simpler inland options.
    Loan fit (educational)
    Conventional and FHA are common. USDA may apply on some eligible addresses outside denser zones.

    Watchouts: Flood, wetlands buffers, and newer HOA covenants should be reviewed early.

  • North Charleston

    Mixed: practical suburban pockets and revitalizing intown areas.

    North Charleston includes some of the metro's more attainable price points alongside redevelopment near Park Circle and employment corridors. First-time buyers often look here when peninsula prices are out of reach. Condition and neighborhood micro-markets vary widely. My office is here, and the dedicated North Charleston page goes neighborhood by neighborhood.

    Price band
    Often below peninsula and Mount Pleasant pricing.
    Loan fit (educational)
    FHA and conventional low-down options are frequently a fit. VA for eligible buyers.

    Watchouts: Older housing stock may need repairs that affect program minimum standards.

  • Park Circle

    Walkable, community-oriented, and revitalized.

    Park Circle has become a walkable North Charleston draw with bungalows, newer infill, and a local business district. Demand can push renovated homes above surrounding North Charleston averages. Buyers should still run flood and insurance checks at the address level. Financing follows standard primary-residence guidelines when occupancy is clear.

    Price band
    Often above broader North Charleston averages.
    Loan fit (educational)
    Conventional and FHA are common when condition and price align.

  • Daniel Island

    Master-planned, amenity-rich, and polished.

    Daniel Island is a planned community with amenities, consistent design standards, and pricing that reflects that structure. HOA and community rules are part of ownership here. Loan sizing should include dues and any special assessments. Second-home versus primary occupancy changes guidelines if the purchase is not your main residence.

    Price band
    Typically above the metro median.
    Loan fit (educational)
    Conventional or jumbo depending on price. VA for eligible buyers on qualifying properties.

    Watchouts: HOA documents, rental restrictions, and insurance requirements deserve a full read.

  • Summerville and inland suburbs

    Suburban growth with a distinct historic downtown core.

    Summerville and nearby inland towns attract buyers who want more house for the money while staying in the greater Charleston orbit. Newer subdivisions and older downtown Summerville stock create different price bands. Commute tolerance often decides the search radius. For a deeper local financing overview, see the dedicated Summerville page.

    Price band
    Often more attainable than coastal premiums.
    Loan fit (educational)
    FHA, conventional, VA, and sometimes USDA on eligible addresses.

  • Folly Beach and coastal edges

    Beach town, tourism-influenced, and seasonal in feel.

    Folly and other coastal edges draw second-home and lifestyle buyers as much as year-round residents. Flood, wind, and rental rules can dominate the underwriting conversation. Occupancy type (primary, second home, or investment) must be clear before choosing a program. Educational planning beats surprise insurance quotes after you are under contract.

    Price band
    Often premium relative to inland alternatives.
    Loan fit (educational)
    Depends heavily on occupancy. Investment or second-home guidelines may apply.

    Watchouts: Flood and wind insurance, short-term rental rules, and condo project approval if attached.

Buying in SC

A quick note on closing in South Carolina.

In South Carolina, a licensed attorney must supervise your closing, even when a title company handles parts of the process. The state deed recording fee is $1.85 per $500 of value ($1.30 state and $0.55 county), and the law makes the seller primarily responsible for it. After you move in, apply with the county assessor for the 4% legal residence ratio on your primary home, because homes that do not apply are taxed at 6%. I stay in touch with your closing attorney so nothing slips, and your attorney confirms exact fees.

See all South Carolina markets →

Local questions

Buying in Charleston, answered straight.

  • How much do I need for a down payment in Charleston?

    On the ~$640,000 median, about $22,400 FHA or $19,200 with 3%-down conventional. VA and USDA can be $0 down for eligible buyers.

  • Why is the FHA limit higher in Charleston County?

    HUD sets FHA limits by metro area, and home prices in the Charleston-North Charleston metro push the 2026 one-unit limit to $690,000. That applies in Charleston, Berkeley, and Dorchester counties, compared with the $541,287 floor used in most of South Carolina. It means FHA can reach further up the price range here than in Greenville or Columbia.

  • Do I need flood insurance in Charleston?

    If the home is in a FEMA Special Flood Hazard Area and you have a mortgage, yes. Much of the peninsula and the islands sit in or near those zones, and wind coverage adds to the cost near the coast. Check the flood zone and get an insurance quote before you write an offer so both are in your budget.

  • Can I use a VA loan near Joint Base Charleston?

    Yes, if you are eligible. VA offers $0 down and no monthly mortgage insurance, and veterans with full entitlement are not capped by the county loan limit. Veterans receiving VA disability compensation are generally exempt from the funding fee as well.

  • Can I finance a home in Charleston's historic district?

    Yes, with the same loan programs used elsewhere, but plan for extra steps. Exterior changes in the city's historic districts go through the Board of Architectural Review, which can affect renovation plans and timelines. Older systems also show up in inspections, so build repair reserves into your cash plan.

  • What are closing costs in Charleston?

    Usually 2 to 5% of the price (about $12,800 to $32,000 on the median), separate from the down payment. South Carolina's deed recording fee ($1.85 per $500 of value) is primarily the seller's responsibility, and a seller credit can offset part of your side.

  • Can I buy an investment property near the coast?

    Yes. DSCR loans qualify on the property's rent, which fits Charleston's active rental market. Short-term rental rules are set by each city and town, so confirm the local ordinance before you count on nightly income.

  • How are property taxes different for a Charleston primary home versus a rental?

    A primary home approved as your legal residence is assessed at 4% of fair market value, while second homes and rentals are assessed at 6%. Legal residences are also exempt from school operating millage, so the gap can be significant. Apply with the Charleston County Assessor after you move in and confirm your estimate with that office.

Service area

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One free, no-pressure Mortgage Strategy Session. Your options, your numbers, your next step, talked through clearly for buying in Charleston, SC.

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Call (480) 636-6573 · Text Keith

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Let's talk through your Charleston options.

One free Mortgage Strategy Session. Your options, your numbers, your next step.

Schedule a Free Consultation Start My Application

Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity

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