What are the FHA requirements?
| Requirement | FHA |
|---|---|
| Minimum credit score | 580 for 3.5% down; 500–579 with 10% down |
| Minimum down payment | 3.5% (10% if credit is 500–579) |
| Debt-to-income | 31% housing / 43% total standard; higher with compensating factors (AUS) |
| Mortgage insurance | 1.75% upfront MIP + annual MIP (0.15%–0.75%, most borrowers 0.50%–0.55%) |
| Occupancy | Primary residence; move in within 60 days |
| Loan limit | County FHA limit (2026 floor $541,287) |
What are the 2026 loan limits in South Carolina's largest counties?
| County | Conforming (1 unit) | FHA (1 unit) | Max FHA price (3.5% down) |
|---|---|---|---|
| Greenville County | $832,750 | $541,287 | $560,000 |
| Richland County | $832,750 | $541,287 | $560,000 |
| Charleston County | $832,750 | $690,000 | $715,000 |
| Horry County | $832,750 | $541,287 | $560,000 |
| Spartanburg County | $832,750 | $541,287 | $560,000 |
| Lexington County | $832,750 | $541,287 | $560,000 |
| York County | $832,750 | $541,287 | $560,000 |
| Berkeley County | $832,750 | $690,000 | $715,000 |
| Anderson County | $832,750 | $541,287 | $560,000 |
| Beaufort County | $832,750 | $638,250 | $661,000 |
| Aiken County | $832,750 | $541,287 | $560,000 |
| Dorchester County | $832,750 | $690,000 | $715,000 |
| Florence County | $832,750 | $541,287 | $560,000 |
| Pickens County | $832,750 | $541,287 | $560,000 |
| Sumter County | $832,750 | $541,287 | $560,000 |
See all 46 South Carolina counties →
Can I use South Carolina down payment assistance with a FHA loan?
- SC Housing Homebuyer Program Down Payment Assistance — $10,000, forgiven after 15 years (Forgivable loan)
How does FHA mortgage insurance work?
FHA requires an upfront mortgage insurance premium of 1.75% of the base loan (usually financed) plus annual MIP paid monthly. With less than 10% down, annual MIP lasts the life of the loan; with 10% or more it ends after 11 years.
Frequently asked questions
$541,287 for one unit in 2026.
No — credit, down payment and DTI rules are national. What varies by location is the county loan limit, plus state down payment assistance.
Yes — we've verified 1 South Carolina program listed below; most pair with FHA, VA, USDA or conventional first mortgages from the state agency.
Sources
- HUD Single Family Housing Policy Handbook 4000.1
- HUD — 2026 FHA Forward Mortgage Limits (county file)
- FHFA — 2026 Conforming Loan Limit Values
- HUD — 2026 FHA Forward Mortgage Limits (county file)
Data last updated October 23, 2026.
See if you qualify for a FHA loan in South Carolina
Answer a few quick questions and get matched with purchase mortgage lenders in your area. Free, and it won't affect your credit score.
Get My MatchesFigures on this page are estimates for educational purposes only and are not a loan offer or commitment to lend. Rates, loan limits, fees and assistance programs change frequently and vary by lender, location and borrower profile. Confirm current terms with a licensed loan officer.