FHA Loans in Charleston, SC
Charleston is one of the few places in South Carolina where FHA reaches well past $600,000. The metro's higher limit keeps FHA in play at price points that would push buyers elsewhere into conventional loans. What trips up Charleston FHA files is rarely the limit. It is flood insurance, condo approval, and the condition of older homes.
Rather talk now? Call (480) 636-6573 or text Keith. Reviewed by Keith Lopez, NMLS #2814077 · Updated September 2026
Quick answer
What is the FHA loan limit in Charleston, SC?
$690,000 for a single-family home in Charleston County for 2026, per HUD, and the same limit applies in Berkeley and Dorchester counties. With 3.5% down, that covers purchases up to roughly $715,000, past Charleston's roughly $640,000 median. Most of South Carolina uses the lower $541,287 floor.
FHA in Charleston, by the numbers.
Last reviewed: September 2026
- 2026 FHA limit, Charleston County
- $690,000
- One-unit home, per HUD. Same in Berkeley and Dorchester counties.
- Charleston median sale price
- $640,000
- Redfin, August 2026.
- 3.5% down on the median
- $22,400
- Leaves a base loan of about $617,600.
- Highest price at 3.5% down under the limit
- About $715,000
- Base loan before the financed upfront premium.
- Statewide floor used in Greenville and Columbia
- $541,287
- For comparison, per HUD.
Limits, fees, and market figures come from the sources listed below as of the date shown and change over time. Down payment figures are estimates, not a loan offer.
What is different about FHA in Charleston.
A higher FHA ceiling than most of South Carolina
HUD sets FHA limits by metro area, and Charleston-North Charleston prices push the 2026 one-unit limit to $690,000, versus the $541,287 floor in Greenville and Columbia. At Charleston's $640,000 median, a 3.5% down FHA base loan is about $617,600, comfortably under the cap.
The limit does come into play at the top of the market. Mount Pleasant's median was about $915,000 in August 2026, and much of the peninsula sits above $715,000 as well. West Ashley, North Charleston, Park Circle, and parts of James Island are where FHA most often fits the price.
Flood zones change the FHA payment
Any home in a FEMA Special Flood Hazard Area needs flood insurance with a mortgage, and that premium goes into your monthly payment and your debt-to-income ratio. Wind coverage near the coast adds more. Two homes a few blocks apart on James Island or Johns Island can carry very different insurance costs.
I ask for the flood zone and an insurance quote before you write the offer. On a tight FHA ratio, a surprise flood premium can be the difference between approved and not.
Condos and historic homes need an early look
Peninsula and island condos only work with FHA when the project is FHA-approved or the unit qualifies for single-unit approval. Coastal associations can also carry thin reserves or special assessments, which affect both approval and your monthly cost.
The FHA appraiser checks HUD's minimum property standards, so older homes on the peninsula and in North Charleston can come back with required repairs such as peeling paint, handrails, or roof items. Older homes may need repair scope that affects FHA or VA minimum property standards. Exterior work in the city's historic districts also goes through the Board of Architectural Review, which affects repair timing.
Help that can pair with FHA in Charleston
The Chenoa Fund is the down payment assistance I can place on an FHA loan in Charleston. Two SC Housing programs can also pair with FHA through participating lenders, and they serve different price ranges, so the right one depends on the home you are targeting.
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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. Program terms and availability change with market conditions, so I confirm current terms for your file before you count on it.
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Palmetto Home Advantage (SC Housing)
0%, 3%, or 4% of the total first mortgage, including the financed 1.75% FHA upfront premium, as a 10-year forgivable second mortgage with no monthly payment. On a median-priced FHA loan of about $628,400 including the premium, 4% is roughly $25,100, which can go toward the down payment and closing costs under program rules. No first-time buyer requirement, no sales price limit, a 640 minimum score, and a $140,000 borrower income limit. It is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it.
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SC Housing Homebuyer program
$10,000 of assistance as a 15-year forgivable second mortgage. It has a $450,000 home price limit and county income limits: $117,500 for one or two people and $135,125 for three or more in Charleston County, and $141,000 and $164,500 in Berkeley and Dorchester counties. That price cap fits West Ashley and North Charleston purchases better than the peninsula. First-time buyer rules generally apply, with exceptions in targeted areas. It is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it.
Learn more →
Assistance programs are run by state agencies, local governments, and program sponsors like CBC Mortgage Agency (the Chenoa Fund), and their amounts, limits, and funding can change or pause without notice. State agency programs are offered only through participating lenders, and I confirm participation for your file before recommending one. See the full South Carolina down payment assistance guide .
How I help Charleston buyers with FHA.
I run FHA side by side with conventional and, if you are eligible, VA, using real flood and wind insurance numbers for the addresses you are considering. At Charleston prices the gap in mortgage insurance cost between FHA and conventional can be large either way, so I show you both before you pick.
If FHA is the fit, I check the condo project, flag likely appraisal repair items with your agent, and compare the Chenoa Fund with SC Housing's options for your price range once I confirm whether a participating lender is available. My office is in North Charleston, so I am close by when questions come up mid-contract.
Keith Lopez, NMLS #2814077
FHA Loans in Charleston, answered straight.
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What is the FHA loan limit in Charleston County for 2026?
$690,000 for a single-family home, per HUD. Berkeley and Dorchester counties share the same limit, so it covers Summerville, Goose Creek, and North Charleston too.
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How much is 3.5% down on a Charleston home?
About $22,400 on the $640,000 median. Closing costs usually add 2 to 5% of the price, separate from the down payment, and a seller credit or down payment assistance like the Chenoa Fund can offset part of that.
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Do I need flood insurance with an FHA loan in Charleston?
Yes, if the home is in a FEMA Special Flood Hazard Area. Much of the peninsula and the islands sit in or near those zones. The premium counts in your FHA payment and debt-to-income ratio, so get a quote before you write an offer.
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Can I use SC Housing assistance with an FHA loan?
Yes, where a participating lender is available. Palmetto Home Advantage offers FHA options with 3% or 4% of the loan amount, and the SC Housing Homebuyer program offers $10,000 on homes up to $450,000. Both require meeting the program's credit and income rules, and as a broker I confirm whether one of my wholesale lenders participates before recommending either. The FHA down payment assistance I can place is the Chenoa Fund, with a $5,000 minimum in South Carolina.
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Can I buy a condo on the peninsula with FHA?
Only if the project is FHA-approved or the unit qualifies for FHA's single-unit approval. Many buildings are not approved, so I check the project and the HOA budget before you make an offer.
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Does FHA work in Mount Pleasant?
It can, on homes where the base loan fits under $690,000. With Mount Pleasant's median well above that, many buyers there use conventional or jumbo financing instead. The Mount Pleasant page covers those options.
Official sources
- HUD: FHA mortgage limits lookup (2026 county FHA limits)
- Chenoa Fund (CBC Mortgage Agency) (official program site; I confirm current terms for your file)
- SC Housing: Palmetto Home Advantage (0%, 3%, or 4% assistance with conventional, FHA, VA, or USDA)
- SC Housing: 2026/2027 Income and Home Price Limits (PDF) ($140,000 Palmetto limit, county Homebuyer limits, $450,000 price limit)
- Redfin: Charleston housing market (median sale price, August 2026)
Related guides and tools
Articles on FHA for Charleston buyers
- First-Time Buyers FHA Down Payment in Richmond Hill, GA: What First-Time Buyers Need to Know FHA loans require as little as 3.5% down in Richmond Hill, GA, and down payment assistance programs may cover that cost. Here is what first-time buyers need to know before applying.
- Loan Programs FHA Loan Limits in South Carolina for 2026, by County HUD set the 2026 FHA loan limit at $541,287 for most South Carolina counties, with higher limits in the Charleston and Hilton Head MSAs. See every county's figures and learn what the limit actually caps.
- Loan Programs FHA Loan Requirements in South Carolina: Credit, Down Payment, DTI, and More FHA loans in South Carolina require a 580 credit score for 3.5% down, allow back-end DTI up to 56% with automated approval, and must follow HUD property standards and SC attorney closing rules. Here is what buyers in Charleston, Greenville, and Columbia need to know.
Ready to talk through FHA for your Charleston purchase?
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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.
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Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity