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Serving Mount Pleasant

Mortgage Broker in Mount Pleasant, SC

Mount Pleasant sits just across the Ravenel Bridge from downtown Charleston, with marsh views, Shem Creek, and planned communities stretching north toward Awendaw. It is one of the priciest markets in the Lowcountry, so the loan conversation here often turns to jumbo financing, larger down payments, and how flood and wind insurance affect the monthly number. That does not mean low-down options disappear; condos, townhomes, and older homes can still fit FHA or conventional limits. I will show you exactly where the loan limits fall for your price range before you tour, and my North Charleston office is a short drive away if you want to talk in person.

At a ~$915,000 median, many Mount Pleasant purchases sit above the $832,750 conforming limit once you factor in a typical down payment. Knowing whether you are in conforming or jumbo territory changes your down payment, rate options, and reserves.

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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 Mount Pleasant, SC?

Keith Lopez (NMLS #2814077) is a mortgage broker serving Mount Pleasant 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

Mount Pleasant housing market, at a glance.

Last updated: August 2026

Median Sale Price
$915,000
Median Days on Market
64

Typical range: condos, townhomes, and older homes near Coleman Boulevard and Hamlin on the lower end, the Old Village, I'On, and waterfront homes 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 Mount Pleasant

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

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

At Mount Pleasant prices, the down payment is usually the biggest number. Staying under the $832,750 conforming limit on a $915,000 home takes about $82,250 down, and jumbo loans often ask for more down and more reserves. Closing costs typically run 2 to 5% (about $18,300 to $45,750 on the median), and a seller credit can offset part of it. Budget for flood and wind insurance, plus HOA dues in planned communities.

First-time & assistance

Local assistance paths buyers ask about in Mount Pleasant

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 Mount Pleasant 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 Mount Pleasant purchase, so treat it as an option to ask about rather than a promise. Because Palmetto Home Advantage has no sales price limit, it can still fit Mount Pleasant price points for buyers who meet the income and credit rules, once a participating lender is confirmed.

    Learn more →

  • Military and VA-oriented options

    Eligible service members and veterans at Joint Base Charleston often compare VA $0-down financing with jumbo options. With full entitlement, VA is not capped by the county limit, so it can be a strong fit at higher prices.

    Learn more →
Neighborhoods

Mount Pleasant neighborhoods, and how financing often fits

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

  • Old Village

    Historic, walkable, and harbor-facing.

    The Old Village is Mount Pleasant's historic waterfront district, with older homes, narrow streets, and harbor views near Pitt Street. Inventory is limited and prices sit at the top of the market. Flood exposure and older building systems both deserve early review. Financing usually follows jumbo guidelines at these price points.

    Price band
    Typically well above the Mount Pleasant median.
    Loan fit (educational)
    Jumbo or conventional with a larger down payment.

    Watchouts: Flood zones, elevation, and historic district review for exterior changes.

  • Shem Creek and Coleman Boulevard

    Waterfront dining, docks, and a mix of housing types.

    The area around Shem Creek and Coleman Boulevard mixes restaurants and docks with older homes, condos, and townhomes. Attached homes here can be some of the more attainable options in town. Condo project approval and HOA financials matter as much as the unit price. Marsh-adjacent parcels need flood review.

    Price band
    Wide range; condos and townhomes can sit below the town median.
    Loan fit (educational)
    FHA and conventional on eligible condos under the limits. Conventional or jumbo on single-family homes.

    Watchouts: Condo questionnaires, HOA reserves, and flood insurance on marsh-adjacent parcels.

  • I'On

    Walkable planned neighborhood with lakes and a village center.

    I'On is a planned neighborhood with traditional architecture, sidewalks, lakes, and a small village center. Design standards and an HOA are part of ownership. Prices typically run well above the town median. Loan sizing should include dues and insurance, not only principal and interest.

    Price band
    Typically above the Mount Pleasant median.
    Loan fit (educational)
    Jumbo or conventional depending on price and down payment.

    Watchouts: HOA documents, architectural rules, and any special assessments.

  • Park West

    Established planned community with pools and parks.

    Park West is a large planned community off Highway 41 with single-family homes, townhomes, and amenity centers. It offers a range of home sizes and ages, which creates a range of price points. HOA dues are part of the monthly payment. A clear maximum payment keeps comparisons with Dunes West and Carolina Park honest.

    Price band
    Often near the Mount Pleasant median.
    Loan fit (educational)
    Conventional is common. VA for eligible buyers. FHA on townhomes under the limit.

    Watchouts: HOA dues and any amenity fees belong in your budget.

  • Dunes West

    Golf and river community with larger lots.

    Dunes West sits along the Wando River with a golf course, marsh views, and single-family homes on larger lots. Prices vary by lot type, with water and golf frontage at a premium. Flood review applies on marsh and river lots. Financing often lands in jumbo territory for larger homes.

    Price band
    Often above the Mount Pleasant median.
    Loan fit (educational)
    Conventional or jumbo depending on price. VA for eligible buyers.

    Watchouts: Flood zones on water lots and HOA or club fees.

  • Carolina Park

    Newer construction with parks and amenity centers.

    Carolina Park is one of Mount Pleasant's newer master-planned areas in the north end of town, with new construction, parks, and HOA amenities. Builder incentives can change the cash-to-close math, so compare them against an outside lender offer. New construction timelines affect rate lock strategy. Include dues in the monthly payment conversation.

    Price band
    Often near or above the Mount Pleasant median.
    Loan fit (educational)
    Conventional or jumbo. VA for eligible buyers. Rate lock timing matters on new builds.

    Watchouts: Builder contracts, HOA documents, and completion timelines.

  • Hamlin and Rifle Range Road corridor

    Established subdivisions with easy access to shopping.

    The Hamlin Road and Rifle Range Road corridor mixes 1980s and 1990s subdivisions, townhomes, and some newer infill. It often provides the town's more attainable single-family options. Condition varies by subdivision age. Some homes here may still fall under the FHA limit.

    Price band
    Often below the Mount Pleasant median.
    Loan fit (educational)
    Conventional and FHA when price fits. VA for eligible buyers.

    Watchouts: Older roofs and systems; drainage varies by street.

  • Snee Farm and Belle Hall

    Established, tree-lined, and centrally located.

    Snee Farm and Belle Hall are established neighborhoods in central Mount Pleasant, with mature trees, golf or marsh views in places, and single-family homes on larger lots. Many homes have been updated, which widens the price band. Flood review applies near the marsh. Financing ranges from conventional to jumbo depending on the home.

    Price band
    Wide range around the Mount Pleasant median.
    Loan fit (educational)
    Conventional or jumbo. VA for eligible buyers.

    Watchouts: Flood zones near the marsh and HOA covenants where they apply.

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 Mount Pleasant, answered straight.

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

    It depends on whether you stay under the $832,750 conforming limit. On the ~$915,000 median, that takes about $82,250 down (roughly 9%). With less down, the loan becomes a jumbo, which often requires a larger down payment and more reserves.

  • Can I use an FHA loan in Mount Pleasant?

    Yes, on homes that fit the limit. Charleston County's 2026 FHA limit is $690,000, which covers a purchase of about $715,000 with 3.5% down. Many condos, townhomes, and some older single-family homes fit; most detached homes near the median do not.

  • When do I need a jumbo loan in Mount Pleasant?

    When your loan amount is above $832,750, the 2026 conforming limit for Charleston County. At Mount Pleasant prices that happens often. Jumbo guidelines vary by lender, so I shop them for rate, down payment, and reserve requirements.

  • Can I buy in Mount Pleasant with a VA loan and $0 down?

    Often yes, if you are eligible. Veterans with full entitlement are not limited by the county loan limit, so VA can go above $832,750 with no down payment, subject to lender guidelines and your income. It is one of the strongest options near Joint Base Charleston.

  • Do I need flood insurance in Mount Pleasant?

    If the home is in a FEMA Special Flood Hazard Area and you have a mortgage, yes. Homes near Shem Creek, the Old Village, and marsh-front lots are the most common cases. Wind coverage also affects the payment, so get insurance quotes before you finalize your budget.

  • Are HOA fees common in Mount Pleasant?

    Yes. Planned communities like I'On, Park West, Dunes West, and Carolina Park all have HOAs, and some add club or amenity fees. Lenders count those dues in your debt-to-income ratio, so I include them from the start.

  • How do property taxes work in Mount Pleasant?

    Your primary home can qualify for South Carolina's 4% legal residence ratio instead of 6%, plus an exemption from school operating millage. A second home or rental is assessed at 6%. Apply with the Charleston County Assessor after you move in, and confirm your estimate with that office or a tax professional.

  • What are closing costs in Mount Pleasant?

    Usually 2 to 5% of the price, or about $18,300 to $45,750 on the median. South Carolina's deed recording fee ($1.85 per $500 of value) is primarily the seller's responsibility. A seller credit can offset part of your costs.

Service area

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From the blog

Mortgage reading for Mount Pleasant buyers

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

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Call (480) 636-6573 · Text Keith

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Let's talk through your Mount Pleasant 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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