Buying a Home in South Carolina (2026): First-Time Buyer Programs, Loan Limits & Lenders

South Carolina is one of the more affordable places to buy in the U.S., which means many buyers can get in with a modest down payment and a payment that compares well to local rents. Because South Carolina has a smaller population, local lenders and the state housing agency play an outsized role — it pays to compare a few loan officers. A household earning around $71,000 a year could comfortably afford a typical South Carolina home under the 31% housing guideline.

What does a home cost in South Carolina?

Item	South Carolina estimate
Typical home value	$236,700
3% down (conventional)	$7,101
3.5% down (FHA)	$8,285
20% down	$47,340
Est. monthly payment (FHA, 3.5% down)	$1,841
Household income to afford (31%)	$71,000

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

What first-time home buyer programs does South Carolina offer?

SC Housing is South Carolina's housing finance agency. Its programs are offered through approved lenders and usually require homebuyer education plus income and purchase-price limits.

Homebuyer Program: A fixed-rate first mortgage with down payment assistance for eligible buyers.
Palmetto Heroes: Lower-rate loans and assistance for teachers, first responders, nurses and veterans.

Check current terms at SC Housing. Many South Carolina cities and counties also run their own down payment assistance.

What are the South Carolina loan limits for 2026?

South Carolina has 46 counties; 0 are high-cost areas. Here are the official 2026 one-unit limits for its most populous counties (FHFA and HUD):

County	Conforming	FHA
Greenville County	$832,750	$541,287
Richland County	$832,750	$541,287
Charleston County	$832,750	$690,000
Horry County	$832,750	$541,287
Spartanburg County	$832,750	$541,287
Lexington County	$832,750	$541,287
York County	$832,750	$541,287
Berkeley County	$832,750	$690,000
Anderson County	$832,750	$541,287
Beaufort County	$832,750	$638,250
Aiken County	$832,750	$541,287
Dorchester County	$832,750	$690,000

See all South Carolina county loan limits → VA loans have no limit for borrowers with full entitlement.

Which South Carolina down payment assistance programs are verified?

SC Housing Homebuyer Program Down Payment Assistance — $10,000, forgiven after 15 years (forgivable loan)

How much house can I afford in South Carolina?

Use South Carolina's own property tax rate and insurance average: $60k, $80k, $100k, $150k salaries, or see FHA requirements in South Carolina.

How do property taxes affect buying in South Carolina?

Homeowners in South Carolina pay a median of $1,199 a year in property taxes — an effective rate of about 0.51% of the median home value, below the national average, which helps keep monthly payments down (Census ACS). Actual rates vary by county and municipality.

Which loan types are popular in South Carolina?

Conventional Loan — Not government-backed; as little as 3% down for first-time buyers, PMI removable at 20% equity.
FHA Loan — Government-insured; 3.5% down with a 580 credit score and flexible debt-to-income rules.
VA Loan — For eligible veterans, service members and surviving spouses: 0% down and no monthly mortgage insurance.
USDA Loan — 0% down for moderate-income buyers in eligible rural and suburban areas.
Jumbo Loan — For loan amounts above the conforming limit; usually 10–20% down and 700+ credit.
First-Time Home Buyer Loans — Low-down-payment loans plus state assistance programs designed for first-time buyers.

Buying a home in South Carolina cities

South Carolina home buying FAQs

On a typical South Carolina home of about $236,700, a 3.5% FHA down payment is roughly $8,285 and a 3% conventional down payment about $7,101, plus closing costs of 2%–5% of the loan.

Yes. SC Housing offers programs including Homebuyer Program, Palmetto Heroes. Income, price and credit limits apply.

The 2026 baseline conforming limit for a one-unit home is $832,750 in most South Carolina counties; designated high-cost counties can be higher.

FHA limits are set by county. For 2026 they start at $541,287 for one-unit homes in lower-cost areas and rise in higher-cost counties.

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.