Mortgage Broker in South Carolina
Lowcountry and Upstate markets with different insurance, HOA, and closing realities.
I am personally licensed in South Carolina, and my office is in North Charleston, so the Lowcountry is home turf. From Mount Pleasant and Summerville to Greenville's Upstate growth, the financing conversation still starts the same way: real budget, best-fit programs, and a clear cash-to-close plan.
South Carolina markets with local detail
Pick a city for neighborhood context, county loan limits, and programs buyers actually use in that market.
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View Charleston page
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Charleston
Charleston County
Neighborhood notes, loan programs, and a clear next step for buyers in Charleston.
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View Summerville page
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Summerville
Dorchester County
Neighborhood notes, loan programs, and a clear next step for buyers in Summerville.
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View North Charleston page
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North Charleston
Charleston County
Neighborhood notes, loan programs, and a clear next step for buyers in North Charleston.
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View Mount Pleasant page
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Mount Pleasant
Charleston County
Neighborhood notes, loan programs, and a clear next step for buyers in Mount Pleasant.
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View Johns Island page
SC
Johns Island
Charleston County
Neighborhood notes, loan programs, and a clear next step for buyers in Johns Island.
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View James Island page
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James Island
Charleston County
Neighborhood notes, loan programs, and a clear next step for buyers in James Island.
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View Greenville page
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Greenville
Greenville County
Neighborhood notes, loan programs, and a clear next step for buyers in Greenville.
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View Columbia page
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Columbia
Richland County
Neighborhood notes, loan programs, and a clear next step for buyers in Columbia.
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View Myrtle Beach page
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Myrtle Beach
Horry County
Neighborhood notes, loan programs, and a clear next step for buyers in Myrtle Beach.
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View Rock Hill/Fort Mill page
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Rock Hill/Fort Mill
York County
Neighborhood notes, loan programs, and a clear next step for buyers in Rock Hill/Fort Mill.
Same process. County-specific details.
Flood zones near the coast, HOA and condo questions, and county loan limits change what "affordable" looks like in South Carolina. The Charleston metro's FHA limit runs well above the rest of the state, and the 4% versus 6% property tax ratio can change your monthly payment more than buyers expect.
Where I help buyers in South Carolina
Here are the South Carolina counties I work in most, with the 2026 FHA one-unit limit HUD published for each. The conforming limit is $832,750 in all of them. I can also help anywhere else in the state.
| City | County | 2026 FHA limit (1 unit) |
|---|---|---|
| Charleston | Charleston County | $690,000 |
| Summerville | Dorchester County | $690,000 |
| North Charleston | Charleston County | $690,000 |
| Mount Pleasant | Charleston County | $690,000 |
| Johns Island | Charleston County | $690,000 |
| James Island | Charleston County | $690,000 |
| Greenville | Greenville County | $541,287 |
| Columbia | Richland County | $541,287 |
| Myrtle Beach | Horry County | $541,287 |
| Rock Hill/Fort Mill | York County | $541,287 |
Source: HUD FHA mortgage limits, calendar year 2026. Limits for other counties are on HUD's lookup, and I confirm yours on the consultation.
Chenoa Fund (FHA down payment assistance)
CBC Mortgage Agency
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.
State program to ask about: 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 are offered only through participating lenders. As a broker, I confirm whether one of my wholesale lenders participates before recommending one, so treat it as an option to ask about rather than a promise.
Palmetto Home Advantage has no first-time buyer requirement and no sales price limit, which makes it unusually flexible. It is a forgivable second mortgage rather than a grant, and it pairs with conventional, FHA, VA, and USDA first mortgages. SC Housing's program menu and funding can change, so I confirm what is open when you are ready to buy.
Program terms, funding, and limits change. I confirm current guidelines before you rely on any assistance.
South Carolina property tax and closing basics
A quick orientation so your budget has no surprises. For your exact figures, your county tax office, closing attorney, or tax professional has the final word.
Property tax basics
South Carolina assesses an approved primary residence (your legal residence) at 4% of fair market value, while second homes, rentals, and other real estate are assessed at 6%. The 4% ratio covers the home and up to five contiguous acres, and legal residences are also exempt from school operating millage.
The 4% ratio is not automatic. You apply with the county assessor, generally before the first penalty date for the tax year you first claim it. Homes that never apply are taxed at 6%, which can surprise buyers and throw off an escrow account.
Owners who are 65 or older, totally and permanently disabled, or legally blind may qualify for the homestead exemption on the first $50,000 of fair market value of their legal residence. Confirm deadlines and estimates with your county assessor or a tax professional. This is general information, not tax advice.
Closing costs and transfer taxes
South Carolina charges a deed recording fee of $1.85 per $500 of value ($1.30 state and $0.55 county). By law, the seller (grantor) is primarily liable for it, and the buyer is secondarily liable. On a $400,000 sale, the fee is $1,480.
Buyer closing costs usually include the closing attorney's fee, title insurance, recording fees for the mortgage, lender fees, and prepaid taxes and insurance, typically about 2 to 5% of the price. Seller credits can offset part of it.
A licensed South Carolina attorney must supervise the closing, even when a title company handles parts of the process. I stay in touch with your attorney so the numbers and timeline line up. Your attorney confirms exact fees.
South Carolina mortgage questions
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Are you licensed in South Carolina?
Yes. Keith Lopez is personally licensed to originate mortgages in South Carolina (NMLS #2814077), through NEXA Mortgage, LLC (NMLS #1660690). The office is at 4900 Ohear Ave, Suite 100 & 200, North Charleston, SC 29405.
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How do closings work in South Carolina?
A licensed attorney supervises your closing. A title company may be involved in the process, but the closing is attorney supervised. I stay in the loop so the timeline stays on track.
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What is the 2026 FHA loan limit in South Carolina?
It depends on the county. Charleston, Berkeley, and Dorchester counties (the Charleston-North Charleston metro) are $690,000 for a one-unit home, per HUD. Greenville, Richland, Horry, York, and most other counties use the $541,287 national floor.
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What is the 4% legal residence ratio in South Carolina?
It is the lower property tax assessment ratio for an owner-occupied primary home: 4% of fair market value instead of the 6% used for second homes and rentals. Approved legal residences are also exempt from school operating millage. You apply with the county assessor after you move in.
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What down payment assistance is available in South Carolina?
The down payment assistance I can place is the Chenoa Fund, which pairs an FHA loan with assistance of 3.5% or 5% of the price or appraised value, whichever is less, with no income limits or first-time buyer requirement and a $5,000 minimum in South Carolina. The main state program is SC Housing's Palmetto Home Advantage, which offers forgivable assistance of 0%, 3%, or 4% of the loan amount for first-time, move-up, and repeat buyers, with a 640 credit score, a statewide income limit, and no sales price limit. It is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it, and I confirm current terms on any program for your file.
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Who pays the deed recording fee in South Carolina?
The seller is primarily liable under state law, and the buyer is secondarily liable. The fee is $1.85 per $500 of value, so a $300,000 sale carries $1,110.
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Do I need flood insurance near Charleston?
If the home is in a FEMA Special Flood Hazard Area and you have a mortgage, yes. Check the flood zone before you write an offer so it is in your budget.
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Which South Carolina cities do you cover?
City pages cover Charleston, North Charleston, Mount Pleasant, Johns Island, James Island, Summerville, Rock Hill and Fort Mill, Greenville, Columbia, and Myrtle Beach. If you are buying anywhere in South Carolina, reach out and we will sort next steps.
Programs buyers use in South Carolina
Same national guidelines, with local closing and market context on each city page. Start with the overview that matches your situation.
Articles for South Carolina buyers
- 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.
- Loan Programs USDA Home Loans in South Carolina: Eligibility, Income Limits, and Eligible Areas USDA loans offer zero-down financing for eligible homes in rural and suburban South Carolina. Learn how to check property eligibility, find your county income limit, and understand the costs involved.
- Market & Local Rental Portfolio Loans in Upstate South Carolina and Columbia: Blanket, DSCR, and Conventional Investors with multiple rentals across Greenville, Spartanburg, and Columbia have three main financing paths: blanket portfolio loans, individual DSCR loans, and conventional financing up to the ten-property limit. Here is how to think through which structure fits your portfolio.
Buying elsewhere in South Carolina?
These city pages cover the markets buyers ask about most. If you are looking in a smaller town or between metros anywhere in SC, we can still talk through your options.
Let's find the right loan in South Carolina.
One free Mortgage Strategy Session. Your numbers, your options, your next step.
Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity