Home loans across South Carolina, from Charleston and Greenville to Columbia, Myrtle Beach and the Lowcountry. Estimate your payment, compare programs and talk it through with Duane.
Licensed in South Carolina
Conventional, FHA, VA and jumbo
Purchase and refinance
Estimate a South Carolina payment
Sample figures, edit freely
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Loan term
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The price, tax and insurance values are samples, not South Carolina averages. Property tax and insurance vary a lot by address, so replace them with real quotes.
Estimate only. Includes principal, interest, tax, insurance and an estimated mortgage insurance charge when the down payment is under 20%. Actual terms depend on credit, loan program and property.
Loan options in South Carolina
Duane compares programs for your scenario and explains the tradeoffs before you commit.
Conventional. Purchase and refinance loans with as little as 3% down for qualifying buyers. Mortgage insurance can come off as your equity grows.
FHA. As little as 3.5% down with qualifying credit, and more flexible credit guidelines. FHA carries an upfront and an annual mortgage insurance premium.
VA. South Carolina has a sizable military and veteran community, including Joint Base Charleston, the Marine Corps bases at Beaufort and Parris Island, and Fort Jackson in Columbia. VA loans can be $0 down for eligible borrowers, with no monthly mortgage insurance. A funding fee usually applies unless exempt.
Jumbo. For loan amounts above the conforming limit in your county. Expect closer review of down payment, reserves and documentation.
Refinance. Lower the rate, shorten the term or take cash out. Compare the break-even point against how long you plan to stay.
Local housing agency
SC Housing
SC Housing, the state housing finance authority, offers first-time buyer and down payment programs through participating lenders. Income limits, price limits and funding change, so ask what is open now.
Attorney closings. South Carolina closings are handled by a licensed attorney. Ask for a fee estimate early.
Primary residence tax rate. Property tax on an owner-occupied primary residence is assessed at a lower ratio than on second homes and rentals, and the difference can be large. Ask your county about the legal residence application.
Coastal risk. Flood zones, windstorm coverage and elevation can change both insurance cost and loan requirements near the coast.
Second homes. Coastal areas draw second-home buyers, who face different down payment, rate and tax rules than primary residence buyers.
South Carolina FAQ
Does Duane lend across South Carolina?
Yes. Duane is licensed in South Carolina and works with buyers and homeowners statewide, from the Upstate to the Lowcountry.
Do I need an attorney to close in South Carolina?
Yes. A licensed South Carolina attorney handles the closing, and the fee is part of your closing costs.
Why is property tax lower on a primary home?
South Carolina assesses owner-occupied primary residences at a lower ratio than other property, but you generally have to apply for the legal residence status. Check with your county auditor.
Can I finance a second home or investment property?
Often, yes. Down payment, rate and reserve rules differ from a primary residence. Tell Duane how you plan to use the property and he will lay out the options.
Duane Buziak, NMLS #1110647. Licensed in VA, FL, TN, GA, NC, SC, MD, DC, WV, TX and KY. Brokered through Coast2Coast Mortgage, NMLS #376205. Verify licenses at nmlsconsumeraccess.org. For illustration only. Not a loan offer, commitment or rate quote. Equal Housing Opportunity.
