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Serving Columbia

Mortgage Broker in Columbia, SC

Columbia anchors the Midlands with state government, universities, and a strong military presence near Fort Jackson. Buyers here range from first-time households in attainable pockets to relocating families comparing Shandon, Forest Acres, Irmo, and Lexington-adjacent suburbs. VA timelines and PCS calendars matter for many files, so the smart move is lining up the right program early. I keep explanations plain and stay reachable so your agent is never left guessing.

What this means for buyers here: at an $280,000 median, FHA, conventional 3% down, and VA $0 down are especially practical. Treat the median as a planning estimate and confirm current market data when you are ready to write offers.

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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 Columbia, SC?

Keith Lopez (NMLS #2814077) is a mortgage broker serving Columbia buyers through NEXA Mortgage, with access to 300+ lenders. In Richland County, the 2026 conforming loan limit is $832,750 and the FHA limit is $541,287. 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

Columbia housing market, at a glance.

Last updated: August 2026

Median Sale Price
$280,000
Median Days on Market
36

Typical range: south and northeast entry points on the more attainable end, Shandon and Forest Acres 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 Columbia

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 Columbia

Local guides with Columbia 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

Richland County

Limit type Single-family
Conforming limit $832,750
FHA limit $541,287
Cash to close

Lowering your cash to close

On a $280,000 purchase, FHA 3.5% is about $9,800, conventional 3% is about $8,400, and VA can be $0 down for eligible buyers. Gift funds and seller-paid closing costs can reduce what you bring to the table. Closing costs typically run 2 to 5% (about $5,600 to $14,000 on the median).

First-time & assistance

Local assistance paths buyers ask about in Columbia

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 Columbia 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 Columbia purchase, so treat it as an option to ask about rather than a promise.

    Learn more →

  • Military and VA-oriented options

    Given the Fort Jackson 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

Columbia neighborhoods, and how financing often fits

Mortgage lending is not one-size-fits-all across Columbia. 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 and the Vista

    Urban, walkable, and entertainment-adjacent.

    Downtown and the Vista attract buyers who want condos, lofts, and walkable evenings near restaurants and the riverfront. Financing often hinges on condo project approval and HOA financials. First-time buyers should compare dues against a suburban payment. A full file review before touring helps when multiple options appear at once.

    Price band
    Condos often near or below the metro median; premium units trend higher.
    Loan fit (educational)
    Conventional and FHA when the building qualifies. Confirm project eligibility early.

    Watchouts: HOA reserves, litigation, and rental limits can affect condo loan options.

  • Shandon

    Established, leafy, and neighborhood-scaled.

    Shandon is one of Columbia's classic intown neighborhoods, with bungalows, tree canopy, and strong long-term demand. Buyers who want character should expect older systems and careful inspection planning. Renovated homes can price above nearby unrenovated stock. Financing follows standard primary-residence guidelines when occupancy is clear.

    Price band
    Often above more attainable south Columbia averages for renovated homes.
    Loan fit (educational)
    Conventional is typical. FHA when price and condition align.

    Watchouts: Older homes may need repair scope that affects FHA or VA minimum property standards.

  • Forest Acres

    Established suburban-intown with a polished feel.

    Forest Acres draws move-up and relocating households seeking established streets and a quieter residential feel close to Columbia. Pricing often sits above entry-level Midlands options. Financing tends to follow conventional guidelines at typical price points. Match payment comfort to the home, not the neighborhood name alone.

    Price band
    Often above the metro median.
    Loan fit (educational)
    Conventional is common. FHA and VA when price and eligibility line up.

  • Northeast Columbia

    Suburban, family-oriented, and retail-accessible.

    Northeast Columbia includes a practical mix of single-family homes and planned communities with more space than many intown options. First-time and move-up buyers often start here when commute and schools lead the search. Prices vary by subdivision age and amenities. Include HOA dues in monthly planning where they apply.

    Price band
    Wide range around the metro median.
    Loan fit (educational)
    FHA, conventional, and VA are all commonly discussed.

  • Lexington-adjacent

    Suburban growth just outside Richland County.

    Many Columbia shoppers also tour Lexington County addresses for schools, newer subdivisions, and a different tax picture. Cross-county searches work best with one financing plan already in place. Treat the comparison as part of the same Mortgage Strategy Session. Confirm closing customs and insurance quotes for the exact address.

    Price band
    Often near or above central Columbia for similar newer homes.
    Loan fit (educational)
    Conventional, FHA, and VA depending on price and eligibility.

  • Irmo-adjacent

    Suburban with lake-lifestyle pockets nearby.

    Irmo and nearby Lake Murray-adjacent pockets attract buyers seeking suburban stock and outdoor access with Columbia employment ties. Prices can run higher than some in-city entry points for newer construction. Financing is usually a standard primary-residence file. A clear maximum payment keeps lake-adjacent comparisons honest.

    Price band
    Often near or above the Columbia city median for newer homes.
    Loan fit (educational)
    Conventional is common. FHA and VA still apply when price and eligibility line up.

  • Fort Jackson area

    Military-influenced residential demand.

    Military-connected buyers often prioritize proximity to Fort Jackson and VA-friendly timelines. PCS dates can compress the underwriting calendar. VA financing is frequently part of the educational conversation for eligible households. Early document collection helps when report dates are fixed.

    Price band
    Wide range depending on subdivision and home age.
    Loan fit (educational)
    VA is often discussed for eligible buyers. FHA and conventional remain alternatives.

  • South Columbia

    Practical residential with varied housing ages.

    South Columbia still includes some of the metro's more attainable single-family choices. Entry-level buyers should plan for closing costs and possible repairs beyond the down payment. Program choice depends on credit, cash, and property condition. Educational budgeting beats stretching to the absolute maximum approval.

    Price band
    Often among the more attainable local bands.
    Loan fit (educational)
    FHA and conventional low-down options are frequently a fit.

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

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 Columbia, answered straight.

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

    On the $280,000 median, about $9,800 with FHA (3.5%) or $8,400 with a 3%-down conventional loan. VA can be $0 down for eligible buyers.

  • What is the 2026 FHA loan limit in Richland County?

    $541,287 for a single-family home, per HUD, so Columbia homes at typical price points sit well under the FHA cap. Lexington County shares the same limit.

  • Is Columbia a good market for VA buyers?

    Often yes for eligible buyers. Fort Jackson, the Army's largest basic training installation, keeps VA $0-down financing in constant use, and veterans receiving VA disability compensation are generally exempt from the funding fee.

  • Should I compare Richland County with Lexington County?

    Many Columbia buyers do. Lexington County addresses (Lexington, Irmo's western side, Chapin) have different tax rates and newer subdivisions, while Richland County holds most of the city and Forest Acres. Both share the $541,287 FHA limit, so the comparison comes down to taxes, commute, and the house.

  • Can I buy a home near USC for my college student?

    Yes. If you buy and your student lives there, it is usually financed as an investment property with a larger down payment. Your student can also buy as the occupant with you as a non-occupant co-borrower, which FHA and conventional loans allow for family members.

  • Is flood insurance a concern in Columbia?

    In some areas, yes. Homes near the Congaree, Broad, and Saluda rivers and along Gills Creek can fall in FEMA flood zones, even though most of the metro does not. I check the flood zone on every address before you write an offer.

  • How does the 4% legal residence ratio work in Richland County?

    Your primary home can be assessed at 4% of fair market value instead of 6%, and it is exempt from school operating millage once approved. You apply with the Richland County Assessor (or Lexington County, depending on the address) after you move in. Confirm deadlines and your estimate with that office.

  • Is there down payment assistance for Columbia buyers?

    Yes. The down payment assistance I can place is the Chenoa Fund, which pairs with an FHA loan, has no income limits or first-time buyer requirement, and has a $5,000 minimum assistance amount in South Carolina. SC Housing, headquartered in Columbia, runs Palmetto Home Advantage statewide, with forgivable assistance of 0%, 3%, or 4% of the loan amount for buyers who meet its income and credit rules. It is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it. Program terms change, so I confirm current terms for your file.

Service area

Also serving nearby

From the blog

Mortgage reading for Columbia buyers

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Call (480) 636-6573 · Text Keith

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Let's talk through your Columbia options.

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

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

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