FHA Loans in Greenville, SC
Greenville is where FHA's ceiling starts to matter in South Carolina. The county uses the national floor, but Greenville prices have climbed closer to it than in Columbia or the Midlands, so the address you choose can decide whether FHA is even available. The suburbs around the city are where FHA does most of its work, and older in-town homes are where the appraisal needs the most planning.
Rather talk now? Call (480) 636-6573 or text Keith. Reviewed by Keith Lopez, NMLS #2814077 · Updated September 2026
Quick answer
Can I get an FHA loan in Greenville, SC?
Yes, for a primary residence, with 3.5% down at a 580 or higher credit score. The 2026 FHA limit in Greenville County is $541,287 for a single-family home. Greenville's August 2026 median of about $490,000 fits under it, and 3.5% down on that median is about $17,150.
FHA in Greenville, by the numbers.
Last reviewed: September 2026
- 2026 FHA limit, Greenville County
- $541,287
- One-unit home, per HUD. This is the national floor.
- Greenville median sale price
- $490,000
- Redfin, August 2026.
- 3.5% down on the median
- $17,150
- Leaves a base loan of about $472,850.
- Highest price at 3.5% down under the limit
- About $560,900
- Base loan before the financed upfront premium.
- FHA mortgage insurance
- 1.75% upfront + 0.55% a year
- Annual rate for most 30-year loans with the minimum down payment.
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 Greenville.
The median sits closer to the FHA ceiling here
With 3.5% down, an FHA base loan reaches $541,287 at a price of roughly $560,900. Greenville's median is about $490,000, so the gap is much narrower than in most of South Carolina. Downtown, the West End, Augusta Road, and larger homes in Five Forks often sit above the line and move to conventional or jumbo financing.
FHA most often fits the price in Simpsonville, Mauldin, Greer, and Travelers Rest, along with parts of North Main and older subdivisions outside the city limits. Putting a little more than 3.5% down also stretches how far the limit reaches, which I can show you on the exact homes you are considering.
Downtown condos and older homes need an early look
Condos and townhomes near Main Street only work with FHA when the project is FHA-approved or the unit qualifies for FHA's single-unit approval. HOA dues count in your debt-to-income ratio, and a building with thin reserves or pending litigation can take FHA off the table, so I check the project before you tour.
Older homes in North Main, Overbrook, and the historic mill villages have real character, and the FHA appraiser checks HUD's minimum property standards for safety and soundness. Peeling paint on pre-1978 homes, missing handrails, or roof and electrical items can trigger required repairs before closing. Older homes may need repair scope that affects FHA or VA minimum property standards.
City limits, the county, and the 4% ratio
The FHA limit is the same everywhere in Greenville County, but property taxes are not. Homes inside the City of Greenville pay city millage on top of the county's, and towns like Simpsonville, Mauldin, and Greer set their own rates. FHA underwriting uses the real tax number, so the same price can qualify differently across town lines.
After you move in, apply with the Greenville County Assessor for the 4% legal residence ratio. Your primary home is then assessed at 4% instead of 6% and exempt from school operating millage, which can lower the escrow payment noticeably after the first year.
Help that can pair with FHA in Greenville
FHA's 3.5% can come from savings, a documented gift, or an approved assistance program. The Chenoa Fund is the down payment assistance I can place on an FHA loan. Greenville buyers also ask about two SC Housing options, which serve different price ranges and are offered only through participating lenders.
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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 $481,100 including the premium, 4% is roughly $19,200, 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, with county-based income limits and a $450,000 home price limit. That cap sits below Greenville's median, so it fits the more attainable end of the market in the suburbs and older in-town neighborhoods. 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 Greenville buyers with FHA.
I run FHA next to a 3% down conventional loan at the same price, because with a score in the 700s conventional mortgage insurance can cost less and come off later. If FHA wins, I check how close the home sits to the county limit, whether the condo project qualifies, and whether the Chenoa Fund or, with a participating lender, an SC Housing option fits your price range.
Through NEXA Mortgage I can compare FHA pricing and credit overlays across 300+ lenders. I also stay in touch with your agent and closing attorney so appraisal repair items and deadlines do not catch anyone off guard.
Keith Lopez, NMLS #2814077
FHA Loans in Greenville, answered straight.
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What is the FHA loan limit in Greenville County for 2026?
$541,287 for a single-family home, per HUD. With 3.5% down, that covers purchases up to roughly $560,900 before the financed upfront premium. Spartanburg and Anderson counties use the same national floor.
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How much do I need for an FHA loan on a Greenville home?
On the $490,000 median, 3.5% down is about $17,150. Closing costs usually add 2 to 5% of the price, and a seller credit, a documented family gift, or down payment assistance like the Chenoa Fund can cover part of the total.
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Can I buy a downtown Greenville condo with FHA?
Yes, 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 Simpsonville, Mauldin, and Greer?
Yes. Those towns share the same $541,287 limit as the rest of Greenville County, and their price points often fit FHA comfortably. Each town sets its own tax rate, which affects the payment underwriting uses.
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Can I use SC Housing assistance with an FHA loan in Greenville?
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 have 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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Is FHA or conventional better for a Greenville buyer?
It depends on your credit and cash. With a score in the 580 to 680 range or a higher debt load, FHA is often easier to approve. With stronger credit and 5% or more down, conventional mortgage insurance is often cheaper and can be removed later. I run both at the same price.
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: Greenville housing market (median sale price, August 2026)
Related guides and tools
Articles on FHA for Greenville 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 Greenville purchase?
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Call (480) 636-6573 · Text Keith
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