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Serving Greenville

Mortgage Broker in Greenville, SC

Greenville has the feel of a city that grew up without losing its neighborhood scale: downtown energy, nearby manufacturing and healthcare jobs, and suburbs that pull in buyers who want space without a long coastal commute. Whether you are buying your first home, relocating for work, or looking at a rental property, the mortgage side still needs the same calm process. We start with your real budget and best-fit programs, then keep the file moving so your agent is never left guessing.

Upstate buyers often compare in-town living with surrounding communities. A clear max approval and a comfortable target price keep those conversations grounded.

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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 Greenville, SC?

Keith Lopez (NMLS #2814077) is a mortgage broker serving Greenville buyers through NEXA Mortgage, with access to 300+ lenders. In Greenville 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

Greenville housing market, at a glance.

Last updated: August 2026

Median Sale Price
$490,000
Median Days on Market
56

Typical range: more attainable single-family homes in the outer suburbs, higher prices downtown and along Augusta Road.

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 Greenville

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 Greenville

Local guides with Greenville 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

Greenville County

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

Lowering your cash to close

Gift funds and seller-paid closing costs can reduce your out-of-pocket. Closing costs run about 2 to 5% (roughly $9,800 to $24,500 on the median).

First-time & assistance

Local assistance paths buyers ask about in Greenville

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

    Learn more →
Neighborhoods

Greenville neighborhoods, and how financing often fits

Mortgage lending is not one-size-fits-all across Greenville. 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 West End

    Walkable urban core with trail and park access.

    Downtown Greenville and the West End draw buyers who want walkability, restaurants, and event access. Condos and renovated homes near Main Street often price above suburban alternatives. HOA documents matter on attached products. A clear payment target helps when lifestyle amenities tempt a stretch.

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

    Watchouts: Condo project approval and HOA financials can affect loan options.

  • Augusta Road

    Established, polished, and retail-adjacent.

    Augusta Road is an established corridor with premium residential pockets and convenient retail. Move-up buyers often compare it with downtown for a quieter streetscape. Pricing reflects location and lot quality. Conventional financing is the usual path at typical price points.

    Price band
    Often above the metro median.
    Loan fit (educational)
    Conventional or jumbo depending on purchase price.

  • North Main and Overbrook

    Neighborhood-scaled and close to downtown amenities.

    These intown-adjacent areas mix bungalows, mid-century homes, and some newer infill. Buyers who want character without full downtown pricing often look here. Condition varies, so inspections should inform both offer and loan program choice. Appraisal comps need care when renovations outpace the block.

    Price band
    Wide range around and above the median.
    Loan fit (educational)
    FHA and conventional both appear, depending on price and condition.

  • Simpsonville

    Family-oriented suburb with newer construction.

    Simpsonville is a frequent stop for families seeking newer homes and a suburban layout south of Greenville. Planned communities with HOAs are common. Financing is typically a straightforward primary-residence file. Include dues and any builder incentives in the cash-to-close conversation.

    Price band
    Often near or modestly above attainable Upstate averages.
    Loan fit (educational)
    Conventional, FHA, and VA are commonly discussed.

    Watchouts: HOA fees and builder closing timelines differ from resale contracts.

  • Five Forks

    Suburban, school-conscious, and larger-lot oriented.

    Five Forks attracts move-up buyers looking for larger homes and strong suburban demand. Prices can sit above Greenville city averages for comparable square footage. Loan sizing should reflect the full payment, not only the list price. Competition can tighten when inventory is thin.

    Price band
    Often above the Greenville city median.
    Loan fit (educational)
    Conventional is typical. VA for eligible buyers.

  • Travelers Rest

    Small-town gateway with outdoor lifestyle appeal.

    Travelers Rest offers a smaller-town feel with trail culture and growing residential demand north of the city. Some outlying addresses may fall in USDA-eligible zones, which is worth checking if $0 down is a goal. Pricing still varies between newer subdivisions and older stock. Commute preference usually decides whether the town fits.

    Price band
    Often more attainable than premium intown Greenville.
    Loan fit (educational)
    FHA, conventional, VA, and USDA on eligible addresses.

  • Greer

    Practical suburb with employment-corridor access.

    Greer sits in the employment orbit of manufacturing and the airport corridor, with a mix of older neighborhoods and newer developments. Buyers often compare value here against Simpsonville and Greenville proper. Financing follows standard primary-residence guidelines. Address checks matter for any rural $0-down programs on the edges.

    Price band
    Often near regional attainable ranges.
    Loan fit (educational)
    FHA, conventional, and VA are common.

  • Mauldin

    Convenient suburb between Greenville and surrounding towns.

    Mauldin provides a central Upstate location for buyers who want suburban convenience without stretching into premium corridors. Housing includes established subdivisions and some newer builds. A clear max payment helps when comparing Mauldin with Simpsonville or Fountain Inn. Program choice depends on credit, cash, and property type.

    Price band
    Often near the metro median for similar homes.
    Loan fit (educational)
    Conventional and FHA are frequently a fit for primary residences.
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 Greenville, answered straight.

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

    On the ~$490,000 median, about $17,150 FHA or $14,700 with 3%-down conventional. VA and USDA can be $0 down for eligible buyers.

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

    $541,287 for a single-family home, per HUD. With Greenville's median near $490,000, most homes fit, but higher-priced downtown and Augusta Road homes may need conventional or jumbo financing.

  • Could I use a USDA loan near Greenville?

    Possibly. Many areas just outside the city, including parts of the Travelers Rest area and rural northern Greenville County, may be USDA-eligible. Send me an address and I will check the map.

  • Is flood insurance a concern in Greenville like it is on the coast?

    Much less often, but it is not zero. Most Greenville homes sit outside FEMA high-risk zones, while homes near the Reedy River and its creeks can fall inside them. I still check the flood zone on every address so there are no surprises.

  • Does it matter if the home is in Greenville city limits or the county?

    Yes. Homes inside the City of Greenville pay city millage on top of county millage, while addresses in unincorporated areas or towns like Simpsonville, Mauldin, and Greer have different rates. Compare the full tax picture, not only the list price.

  • How does the 4% legal residence ratio work in Greenville 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 Greenville County Assessor after you move in. Confirm deadlines and your estimate with that office.

  • Is there down payment assistance for Greenville 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's Palmetto Home Advantage offers forgivable assistance of 0%, 3%, or 4% of the loan amount for buyers who meet its income and credit rules, and 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 before you count on either.

  • Can I buy in Greenville if I am self-employed?

    Often yes, with a bank-statement or P&L program.

Service area

Also serving nearby

From the blog

Mortgage reading for Greenville buyers

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Ready to talk through your Greenville options?

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

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Call (480) 636-6573 · Text Keith

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Let's talk through your Greenville 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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