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First-time home buyer programs in James Island, SC

Quick answer

First-time buyers in James Island, SC can use 3%-down conventional loans (up to the $832,750 Charleston County conforming limit), 3.5%-down FHA, or VA and USDA where eligible, plus 1 verified city, county or statewide assistance program. On the $454,200 median home, 3% down is about $13,626 and the estimated payment is $3,506/month at 7.18%.

By Purchase Mortgage Loan Editorial Team Checked against official sources per our editorial standardsData last updated

Median household income: $100,176; value-to-income ratio 4.53. James Island ranks 7 by home value and 54 by population among 62 places in our SC dataset.

What does a first-time buyer loan cost on a typical James Island home?

ItemJames Island
Median home value (Census ACS)$454,200
South Carolina median home value$236,700
Down payment (3%)$13,626
Loan amount$440,574
Estimated monthly payment (PITI + MI)$3,506
Income needed (28% / 36%)$151,000 / $117,000
Charleston County 2026 conforming limit (1 unit)$832,750
Max purchase price at the limit$858,000

Rate assumption: 7.18% (Freddie Mac PMMS 30-year fixed average, week of November 5, 2026). Change it in the payment calculator.

Payment includes South Carolina's 0.51% effective property tax rate (Census ACS), $1,753/yr homeowners insurance (NAIC state average) and an estimated 0.5% PMI.

What is the 2026 conforming loan limit in James Island?

James Island is in Charleston County. Conventional 3%-down loans go up to the $832,750 conforming limit (price ≈ $858,000); FHA loans go up to $690,000.

The James Island median home value of $454,200 is 92% above the South Carolina median, and within what the county limit supports.

Which down payment assistance programs can James Island buyers use?

First-time buyer loans in nearby cities

Mount PleasantCharlestonHanahanNorth CharlestonGoose CreekLadson

First-time buyer loan FAQs for James Island

On the $454,200 median: 3% conventional ≈ $13,626, 3.5% FHA ≈ $15,897, and 0% for eligible VA or USDA buyers. Conventional loans above $832,750 in Charleston County become jumbo loans.

At the $454,200 median value (above the South Carolina median of $236,700), the estimated payment of $3,506/month at 7.18% needs about $151,000 a year under the 28% housing guideline, or $117,000 if your total debts stay under 36%.

0 city-level, 0 county-level and 1 statewide programs are verified for this city (1 total). Check each official administrator's eligibility rules and available funds.

Sources

Data last updated October 23, 2026.

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Figures 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.