South Carolina FHA Loans at a Glance: just 3.5% down · FICO from 580 · Charleston limit $690,000 · pairs with SC Housing $8,000 forgivable DPA · NMLS #1826020
South Carolina FHA Home Loans · Direct Lender Since 1998

FHA Loans South Carolina

Buy a South Carolina home with as little as 3.5% down and a credit score from 580. From the Charleston coast to the fast-growing Upstate and the Charlotte-adjacent York County, FHA opens the door – and it pairs with SC Housing’s $8,000 forgivable down-payment help.

  • 3.5% down with a 580+ FICO (10% down from 500-579)
  • Pair SC Housing – $8,000 forgivable, or Palmetto Home Advantage statewide
  • Charleston metro $690,000; Hilton Head/Beaufort $638,250; rest $541,287
  • Great for coastal, Upstate and Charlotte-spillover buyers
  • Gift funds welcome; seller can pay up to 6% of closing costs

Start My South Carolina FHA Application →

Get Pre-Approved for a South Carolina FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

★ 3.5% down★ 580 credit OK★ SC Housing DPA★ Coastal & Upstate★ First-time friendly★ Serving SC since 1998

Why an FHA loan works in South Carolina

An FHA loan is a government-insured mortgage that helps South Carolina buyers qualify with flexible credit, a low down payment and higher debt-to-income than conventional financing. In a fast-growing state, FHA keeps ownership within reach from the coast to the Upstate.

South Carolina blends a booming coast, a manufacturing-driven Upstate and Charlotte-metro spillover in York County. Whether you are buying your first home in Greenville or a place near a top Fort Mill school, an FHA loan stacked with SC Housing help gets you to closing with less cash down. Start your application →

What it takes to qualify for a South Carolina FHA loan

Down paymentAs little as 3.5% down if your score is 580 or higher; 10% down applies from 500-579
CreditA 580 minimum for the low-down program, and hands-on help for buyers still rebuilding
MIP (mortgage insurance)A one-time 1.75% upfront premium rolled into the loan, plus a small monthly premium (about 0.15%-0.55%)
DTI flexibilityRoom up to roughly 43%-50% of income when you have compensating factors or automated approval
Where the down payment can come fromSavings, a family gift, or an eligible down-payment-assistance program
Help from the sellerSellers may cover up to 6% of your closing costs on an FHA purchase
Eligible propertiesA South Carolina single-family home, an FHA-approved condo or townhome, or a 2-4 unit you occupy
How you use itIt must be your primary residence – the home you live in
Adding a co-borrowerA non-occupant co-borrower such as a parent can be added to help you qualify

2026 South Carolina FHA loan limits by county

FHA loan limits are set by county. The Charleston metro and the Hilton Head area run above the floor; the rest of the state is at the floor:

Charleston metro (1-unit)$690,000 (Charleston, Berkeley, Dorchester)
Beaufort & Jasper – Hilton Head/Bluffton (1-unit)$638,250
Standard SC counties (1-unit)$541,287 (Greenville, Richland/Lexington – Columbia, Horry – Myrtle Beach, York – Charlotte metro, Spartanburg and more)
2-4 unit propertiesHigher limits apply – ask us for your county’s exact figures

2026 one-unit FHA limits set annually by HUD; 2-4 unit limits are higher. We confirm the exact limit for your South Carolina county before you write an offer.

Ready to see how much home you can buy in South Carolina with 3.5% down? Get pre-approved today.
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South Carolina FHA payment & affordability calculators

Estimate your South Carolina FHA payment, cash to close and price range below. These tools are for planning only; apply to get your real numbers.

1. FHA monthly payment

Estimate your full monthly payment including FHA mortgage insurance.

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Total monthly payment
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Principal, interest & MIP

2. Down payment & cash to close

See your down payment and estimated cash after seller credits.

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Estimated cash to close
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Down payment amount

3. How much home can I afford?

Estimate your FHA price range from income and monthly debts.

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Estimated home price
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Max housing payment

4. FHA loan amount + MIP

See your base loan plus the 1.75% upfront MIP financed in.

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Base loan / 1.75% UFMIP

Estimates only and not a commitment to lend. FHA charges 1.75% upfront MIP (financed) plus a monthly annual premium (~0.55% here for illustration). Actual figures depend on your property, credit and qualification.

First-time buyer, family, or 55+ mover - we have a South Carolina FHA program for you.
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South Carolina down payment assistance you can pair with FHA

Your FHA loan pairs with SC Housing, whose forgivable down-payment help makes a low-cash purchase easy:

SC Housing Homebuyer Program

Up to $8,000 in forgivable down-payment assistance (a 0% no-payment second, forgiven over the lien term) on a fixed-rate FHA first mortgage.

Palmetto Home Advantage

Available in all 46 counties with no first-time-buyer requirement - a forgivable 0% second, statewide income limit around $140,000 and no sales-price cap.

Palmetto Heroes

A discounted-rate program for teachers, first responders, nurses and veterans that pairs with the down-payment help.

Who qualifies

First-time buyers (or repeat buyers via Palmetto Home Advantage), within income limits and with a homebuyer class.

Gift funds & seller credits

Combine gift funds and up to 6% in seller credits with FHA and SC Housing help to cut cash to close.

Coastal insurance planning

On the coast we factor wind and flood insurance into your pre-approval so your payment is realistic.

Ask about SC Housing - $8,000 forgivable or statewide Palmetto Home Advantage.
See If You Qualify

Assistance programs have income, price and funding limits, are first-come while funds last, and are subject to change and eligibility. We confirm what you qualify for.

Stack SC Housing help with FHA - $8,000 forgivable.
See If I Qualify
Buy a South Carolina home with an FHA loan - apply nowYour South Carolina home is closer than you think →

Why buyers choose FHA in South Carolina

  • Put down just 3.5% and keep your savings intact
  • Qualify from a 580 score with practical, human underwriting
  • Cover the down payment with gifts or SC Housing help
  • Finance a house, condo or an owner-occupied 2-4 unit
  • Lower your rate down the road with an FHA Streamline

Get My FHA Pre-Approval →

FHA loans across South Carolina - cities we serve

We have financed FHA purchases and refinances across South Carolina since 1998. Here are some of the markets we serve:

  • Charleston
  • North Charleston
  • Columbia
  • Greenville
  • Mount Pleasant
  • Myrtle Beach
  • Rock Hill
  • Spartanburg
  • Summerville
  • Hilton Head
  • Bluffton
  • Florence
  • Sumter
  • Greer
  • Fort Mill
  • Aiken
  • Anderson
  • Goose Creek
  • Simpsonville
  • Lexington

Do not see your city? Start your application → - we lend statewide across South Carolina.

Top South Carolina school districts & family towns

Great schools support both your kids and your resale value. Here are some of the top-rated South Carolina districts and towns:

Fort Mill (York County)

Top-rated schools in the fast-growing Charlotte-metro suburbs.

Greenville County (Riverside, Wade Hampton)

The Upstate's best-regarded schools.

Lexington-Richland 5 (Columbia area)

Sought-after Midlands district (Irmo, Chapin).

Charleston County (Wando, Mount Pleasant)

Strong coastal schools in a desirable suburb.

Beaufort County (Bluffton)

Well-regarded Lowcountry schools near Hilton Head.

York County (Clover, Tega Cay)

Growing, highly rated schools south of Charlotte.

South Carolina 55+ & active-adult communities

An FHA loan can buy a home in a South Carolina 55+ community (any condo must be FHA-approved). Some of the most popular:

Sun City Hilton Head (Bluffton)

One of the largest active-adult communities in the country.

Del Webb Nexton (Summerville)

Popular Charleston-area Del Webb community.

Del Webb at Cane Bay (Summerville)

Amenity-rich 55+ living in a large master plan.

Latitude Margaritaville Hilton Head (Hardeeville)

The Jimmy Buffett-branded active-adult community.

Four Seasons at Lakes of Cane Bay

Gated active-adult neighborhood near Charleston.

The Village at Nexton

Age-targeted homes in a walkable community.

Ready to buy in South Carolina? Start here

From a first condo to a move-up house in a top South Carolina school zone or a 55+ community, we pair you with the right FHA program and a same-week pre-approval - 3.5% down.

  • Pre-approval in days, not weeks
  • Stack South Carolina assistance and family gift funds
  • A direct FHA lender serving buyers since 1998

Apply for My South Carolina FHA Loan →

Apply for your South Carolina FHA home loanGet pre-approved with 3.5% down →

FHA loan programs available in South Carolina

Buy with FHA

Purchase a South Carolina house, condo or owner-occupied 2-4 unit for as little as 3.5% down.

Streamline refinance

Trim your rate or payment on an existing FHA loan with light docs and usually no appraisal.

203(k) rehab loan

Finance the purchase and the renovations of a fixer-upper in a single FHA loan.

Cash-out refinance

Pull South Carolina equity out, up to FHA limits, for improvements or other needs.

Condo financing

FHA loans for units in approved South Carolina condo projects, or single-unit spot approval.

Stack down-payment help

Layer South Carolina assistance and gift funds on your FHA loan to lower your cash to close.

Your South Carolina FHA loan, step by step

Start your pre-approval

A few minutes online tells you your price range, rate and 3.5%-down payment.

Shop with an edge

Make offers in the South Carolina town and school zone you want, backed by a real pre-approval.

Appraisal & approval

We manage the FHA appraisal and underwriting, staying flexible on credit and gift funds.

Get your keys

Close on your South Carolina home and start building equity from day one.

South Carolina 2027 housing & FHA outlook

A few South Carolina trends worth watching as you plan a 2027 purchase:

Coastal limits keep rising

Charleston-area limits ($690,000) should climb again as coastal medians increase.

Retiree in-migration booms

Bluffton and Summerville sustain one of the Southeast's strongest 55+ construction pipelines.

Charlotte spillover into York

Fort Mill and Tega Cay stay among the hottest submarkets as buyers cross the state line.

Upstate manufacturing

BMW, Scout Motors and Lowcountry plants drive job and housing demand across the Upstate and Midlands.

Outlook only, not a guarantee or financial advice. Market conditions change; we give you current, personalized numbers when you apply.

Frequently asked South Carolina FHA questions

What are the 2026 FHA loan limits in South Carolina?

The Charleston metro (Charleston, Berkeley, Dorchester) is $690,000 for a one-unit home, and Beaufort/Jasper near Hilton Head is $638,250. The rest of the state - including Greenville, Columbia, Myrtle Beach and York County - is at the $541,287 floor.

How does SC Housing down-payment assistance work with FHA?

The SC Housing Homebuyer Program provides up to $8,000 in forgivable down-payment help on a fixed-rate FHA loan, while Palmetto Home Advantage offers a forgivable second in all 46 counties with no first-time-buyer requirement. Income limits apply; we set up the right one.

What is the minimum down payment on a South Carolina FHA loan?

3.5% of the price when your score is 580+, or 10% between 500 and 579. Gift funds and approved down-payment assistance can cover much of it.

Do FHA condos have to be approved in South Carolina?

Yes - the condo project needs to be FHA-approved, though we can pursue single-unit spot approval on many buildings. We verify your specific property.

Is FHA good for a first-time buyer in South Carolina?

It is often the best fit - low 3.5% down, a 580 credit floor, gift funds allowed, and it stacks with SC Housing down-payment assistance for even less cash to close.

Are you an actual FHA lender?

Yes - CambridgeHomeLoan.com is a direct lender (NMLS #1826020) that has served homebuyers since 1998, guiding you from application through closing.

Start your South Carolina FHA loan

A few minutes online gets you pre-approved: 3.5% down, a 580 credit floor, and South Carolina down-payment help welcome. We have served South Carolina homebuyers since 1998.

Get Pre-Approved for a South Carolina FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

Start My Application →

Serving South Carolina homebuyers Since 1998!
© 2026 CambridgeHomeLoan.com  ·  NMLS #1826020  ·  4830 W Kennedy Blvd, Tampa, FL 33609  ·  (800) 826-5077  ·  Equal Housing Lender  ·  NMLS Consumer Access

Rates, terms, FHA loan limits and program guidelines are for 2026, subject to change, and depend on the property, credit and qualification. Not a commitment to lend. This is not a government agency. Equal Housing Lender.


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