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Serving North Charleston

Mortgage Broker in North Charleston, SC

North Charleston is where my office is, on Ohear Avenue near Park Circle, so this is the market I drive through every day. The city stretches from the Navy Yard and Park Circle up through Northwoods and into the Dorchester County side near Wescott, which means price bands, flood exposure, and housing age change a lot from one area to the next. It is also one of the Lowcountry's more attainable places to buy while staying close to the airport, Joint Base Charleston, and major employers. I will help you map a budget and the right program before you tour, and you are welcome to sit down with me at the office.

At a ~$355,000 median, FHA, conventional 3% down, and VA $0 down all fit a large share of North Charleston listings. Flood zones and older housing stock are the two things I check first on any address.

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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 North Charleston, SC?

Keith Lopez (NMLS #2814077) is a mortgage broker serving North Charleston 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

North Charleston housing market, at a glance.

Last updated: August 2026

Median Sale Price
$355,000
Median Days on Market
70

Typical range: older ranch homes and townhomes in the central and northern corridors on the more attainable end, renovated Park Circle homes and newer Oak Terrace Preserve and Wescott-area 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 North Charleston

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

On a $355,000 purchase, FHA 3.5% is about $12,425, conventional 3% is about $10,650, and VA can be $0 down for eligible buyers. Gift funds, seller-paid closing costs, the Chenoa Fund on FHA loans, and state programs where a participating lender is available can all reduce what you bring to the table. Closing costs typically run 2 to 5% (about $7,100 to $17,750 on the median). Budget for flood insurance if the home is in a FEMA flood zone.

First-time & assistance

Local assistance paths buyers ask about in North Charleston

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

    Learn more →

  • Military and VA-oriented options

    Joint Base Charleston is inside the city, so VA $0-down financing is a daily conversation here for eligible service members and veterans. Stacking rules and occupancy requirements need a file-level review.

    Learn more →
Neighborhoods

North Charleston neighborhoods, and how financing often fits

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

  • Park Circle

    Walkable, local-business district, and tree-lined streets.

    Park Circle is North Charleston's best-known walkable pocket, built around a circular park with a local restaurant and shop district on East Montague Avenue. Housing mixes 1940s and 1950s cottages, renovated bungalows, and newer infill. Renovated homes can price well above the city median, which makes appraisal comps worth a careful look. My office is a short drive away, so this is an area I know street by street.

    Price band
    Often above the North Charleston median for renovated homes.
    Loan fit (educational)
    Conventional and FHA are common when condition and price align. VA for eligible buyers.

    Watchouts: Older systems and some low-lying streets. Get insurance quotes and a full inspection before you finalize your offer.

  • Olde North Charleston

    Historic street grid with mixed renovation levels.

    Olde North Charleston is the historic core around the old city grid south of Park Circle, with older cottages, some renovation projects, and blocks in transition. Prices vary widely by condition, so two homes on the same street can land in very different loan conversations. Buyers who want character at a lower entry price often start here. A realistic repair budget matters as much as the list price.

    Price band
    Wide range; unrenovated homes often below the city median.
    Loan fit (educational)
    FHA and conventional low-down options are frequently a fit. Renovation loans can help when a home needs work.

    Watchouts: Older homes may need repairs that affect FHA or VA minimum property standards.

  • Oak Terrace Preserve

    Newer cottage-style homes with sidewalks and parks.

    Oak Terrace Preserve is a newer, planned neighborhood near Park Circle with cottage-style homes, sidewalks, and shared green space. It was built with a consistent architectural style, and an HOA maintains common areas. Pricing typically runs above older nearby stock because of the newer construction. Include dues in your monthly payment conversation.

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

    Watchouts: HOA documents and any drainage or insurance questions at the parcel level.

  • Navy Yard and the Noisette area

    Riverfront redevelopment with historic and newer buildings.

    The former Charleston Naval Base along the Cooper River has been redeveloped in phases, with newer homes, lofts, and some historic officers' housing mixed in with commercial space. Riverfront location brings views and flood questions in equal measure. Property types vary, so condo or HOA review may apply. Educational flood planning belongs before you write an offer.

    Price band
    Wide range; renovated historic and waterfront homes trend higher.
    Loan fit (educational)
    Conventional is common. FHA when the property or project qualifies.

    Watchouts: Flood zones near the river, HOA or condo approval on attached homes, and insurance quotes early.

  • Wescott Plantation and Coosaw Creek

    Established golf communities with amenity centers.

    These golf-course communities sit on the Dorchester County side of North Charleston, closer to Summerville than to Park Circle. They offer established single-family homes, amenity centers, and HOA structure. Because the county is Dorchester, the assessor and tax rate differ from the Charleston County side of the city, though the $690,000 FHA limit is the same. Confirm the county on every address.

    Price band
    Often above the city median for larger single-family homes.
    Loan fit (educational)
    Conventional is common. FHA and VA when price and eligibility align.

    Watchouts: HOA dues and any golf-community fees belong in your monthly budget.

  • Northwoods and Ashley Phosphate corridor

    Retail-heavy corridor with established subdivisions.

    The Northwoods and Ashley Phosphate area is North Charleston's main retail corridor, surrounded by established subdivisions from the 1970s through the 1990s. It offers practical single-family and townhome options with quick interstate access. Condition varies by subdivision age. A property-specific inspection plan beats citywide assumptions.

    Price band
    Often near or below the city median.
    Loan fit (educational)
    FHA, conventional 3% down, and VA are frequently discussed.

  • Deer Park and Pepperhill

    Established suburban streets near the interstate.

    Deer Park and Pepperhill sit in the northern part of the city, near the Berkeley County line and the I-26 corridor. Many homes are ranch and split-level styles on modest lots, with a steady mix of owner-occupied and rental homes. These areas often provide some of the city's more attainable single-family options. Budget for inspection findings on older roofs and systems.

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

    Watchouts: Condition and appraisal standards deserve attention on lower-priced listings.

  • Charleston Farms and Russelldale

    Central, older housing stock close to employment.

    These central neighborhoods between Rivers Avenue and Dorchester Road offer older, smaller homes at some of the lowest entry prices in the metro. Many homes have been updated by investors, while others need work. Flood and drainage vary by street. Pairing a renovation budget with the right program keeps the purchase realistic.

    Price band
    Often below the city median.
    Loan fit (educational)
    FHA, conventional, and renovation options depending on condition.

    Watchouts: Check flood maps and property condition early, and review recent flips carefully against comparable sales.

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 North Charleston, answered straight.

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

    On the ~$355,000 median, about $12,425 with FHA (3.5%) or $10,650 with a 3%-down conventional loan. VA can be $0 down for eligible buyers, and on an FHA loan the Chenoa Fund may help cover the down payment.

  • Is North Charleston cheaper than Charleston?

    At the median, yes. Redfin put North Charleston's August 2026 median sale price around $355,000, compared with about $640,000 in the city of Charleston. That gap is why many Lowcountry first-time buyers start their search here.

  • What is the 2026 FHA loan limit in North Charleston?

    $690,000 for a single-family home, per HUD. North Charleston reaches into both Charleston and Dorchester counties, and both share that same limit. At typical prices, nearly every home in the city fits under it.

  • Do you have an office in North Charleston?

    Yes. My office is at 4900 Ohear Ave, Suite 100 & 200, North Charleston, SC 29405. You can meet me there by appointment, or we can do everything by phone and video if that is easier.

  • Can I use a VA loan near Joint Base Charleston?

    Yes, if you are eligible. VA offers $0 down and no monthly mortgage insurance, and veterans receiving VA disability compensation are generally exempt from the funding fee. With the base inside city limits, I can usually line up a VA pre-approval quickly around PCS dates.

  • Do I need flood insurance in North Charleston?

    Only if the home is in a FEMA Special Flood Hazard Area and you have a mortgage, but it is worth checking on every address. Redfin's climate data (from First Street) estimates about 18% of North Charleston properties face severe flood risk over the next 30 years, mostly near the rivers and creeks. Get a flood zone check and an insurance quote before you write an offer.

  • Is there down payment assistance in North Charleston?

    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, but 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 and compare each option with a standard low-down loan.

  • How do property taxes work on a North Charleston home?

    Your primary home can be taxed at South Carolina's 4% legal residence ratio instead of 6%, and it is also exempt from school operating millage. You apply with the county assessor (Charleston or Dorchester, depending on the address) after you move in. Confirm the deadline and your estimate with that office or a tax professional.

Service area

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Ready to talk through your North Charleston options?

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

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Call (480) 636-6573 · Text Keith

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Let's talk through your North Charleston 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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