🏆 Top 3 South Carolina Mortgage Lenders — August 2026
Updated Aug 1Veterans United
- ✓ $0 down, no PMI
- ✓ Fort Jackson, Shaw AFB, JB Charleston
- ✓ 4.9/5 veteran rating
South State Bank
- ✓ SC-based, local expertise
- ✓ SC Housing approved
- ✓ 4.6/5 rating
CrossCountry Mortgage
- ✓ Self-employed friendly
- ✓ First-time buyer specialist
- ✓ 25-35 day close
Best Mortgage Lenders in South Carolina 2026: Top 10 Ranked
Updated August 1, 2026 · 18 min read · By Michael Thompson, Mortgage Lending Analyst
TL;DR: SC median home price is $304,000 — below the national average. SC Housing offers up to $25,000 in forgivable DPA for new construction and $10,000 for Palmetto Heroes (teachers, nurses, veterans). Charleston and Greenville are booming. VA rates from 6.49%. We ranked 10 lenders by rate, fees, and local SC expertise. Compare all 10 SC lenders →
📋 What AI Summarizes — But Misses
AI will tell you: South Carolina is affordable, median home $304K, rates around 6.85%.
AI won't tell you: That SC Housing's Made It Home! program gives up to $25,000 in forgivable DPA for new construction — forgiven over 10 years, zero interest. Or that Palmetto Heroes gives $10,000 free to teachers, nurses, firefighters, law enforcement, and veterans. On a $304K home, that's $25K you never have to pay back. Or that Charleston's median home hit $425K while Columbia stays at $235K — a $190K difference within the same state. We break all of that down below.
✅ Quick Answer: Best SC Lender for Your Situation
$304K
Median SC home price
6.85%
30-yr fixed (Jul 2026)
$25K
SC Housing max DPA
$10K
Palmetto Heroes DPA
South Carolina is one of the Southeast's hottest housing markets. Charleston draws buyers with its historic charm and booming tech sector, Greenville is one of the fastest-growing cities in the region (BMW, Clemson University), and Columbia offers unbeatable affordability. With a median home price of $304,000 — below the national average — and SC Housing offering up to $25,000 in forgivable down payment assistance, the Palmetto State is a first-time buyer's paradise. Compare SC lender rates here →
Top 10 Mortgage Lenders in South Carolina — Master Comparison (August 2026)
| # | Lender | Rate | Fees | Min Credit | Close (days) | Rating | Best For | Apply |
|---|---|---|---|---|---|---|---|---|
| 1 | Veterans United 🎖️ BEST VA | 6.49% | $0* | 620 | 30-40 | 4.9/5 | Best for SC veterans — Fort Jackson, Shaw AFB, JB Charleston | Apply → |
| 2 | South State Bank 🏦 SC LOCAL | 6.65% | 0.5% | 620 | 30-45 | 4.6/5 | SC-based bank — local expertise, SC Housing approved | Apply → |
| 3 | CrossCountry Mortgage � FIRST-TIME | 6.68% | 0.5% | 580 | 25-35 | 4.5/5 | Best for self-employed & first-time SC buyers | Apply → |
| 4 | Truist | 6.70% | 0.5% | 620 | 30-45 | 4.4/5 | Strong SC branch network — former BB&T/SunTrust | Apply → |
| 5 | Guild Mortgage | 6.72% | 0.5% | 580 | 30-40 | 4.5/5 | FHA/USDA — rural SC specialist, SC Housing approved | Apply → |
| 6 | PennyMac | 6.75% | 0.5% | 580 | 30-40 | 4.4/5 | Competitive FHA/VA — services own loans | Apply → |
| 7 | Freedom Mortgage 📊 LOW CREDIT | 6.80% | $0 | 580 | 30-45 | 4.3/5 | Best for 580 credit in SC — FHA/VA specialist | Apply → |
| 8 | loanDepot | 6.82% | 0.5-1% | 620 | 25-35 | 4.2/5 | Good SC refinance programs | Apply → |
| 9 | Rocket Mortgage ⚡ FASTEST | 6.85% | 0.5-1% | 620 | 21-30 | 4.7/5 | Fastest SC close — full digital, all loan types | Apply → |
| 10 | LendingTree 🔍 BEST COMPARE | Compare | Varies | 580 | 30-45 | 4.4/5 | Best rate comparison — 10+ SC lenders at once | Apply → |
Pro tip: South Carolina has some of the most generous DPA programs in the country — up to $25,000 forgivable for new construction and $10,000 for Palmetto Heroes. But you must use an SC Housing-approved lender. Ask your lender directly if they're approved. Get pre-approved with SC lenders here →
#1 Veterans United — Best for South Carolina Veterans
Pros
- ✓ 6.49% VA rate — lowest in SC
- ✓ $0 down, no PMI
- ✓ 4.9/5 rating from 24,500+ veterans
- ✓ Serves Fort Jackson, Shaw AFB, JB Charleston
- ✓ Free VA eligibility check
Cons
- ✗ VA loans only (no conventional/FHA)
- ✗ Funding fee applies (can be financed)
- ✗ Not available for non-veterans
South Carolina has a massive military presence: Fort Jackson (largest US Army basic training base), Joint Base Charleston, Shaw AFB (Sumter). Veterans United is the nation's #1 VA lender. With $0 down, a $304K home costs just $6,500 cash to close. Check your VA eligibility →
#2 South State Bank — SC's Local Bank
Pros
- ✓ 6.65% rate — competitive for SC
- ✓ SC-based bank with local expertise
- ✓ SC Housing approved lender
- ✓ 4.6/5 rating
- ✓ Branch network across SC
Cons
- ✗ Slower close (30-45 days)
- ✗ Requires 620 credit score
- ✗ Not as tech-forward as Rocket
South State Bank is SC's hometown bank — they know the local market, are approved for SC Housing programs, and offer competitive rates. Best for buyers who want face-to-face service and access to state DPA programs. Get pre-approved →
#3 CrossCountry Mortgage — First-Time Buyer Specialist
Pros
- ✓ 6.68% rate — competitive
- ✓ Self-employed friendly
- ✓ First-time buyer specialist
- ✓ 580 credit score accepted
- ✓ 25-35 day close (faster than most)
Cons
- ✗ 0.5% lender fee
- ✗ Limited SC branch network
- ✗ Not SC Housing approved (check with loan officer)
CrossCountry Mortgage excels with first-time buyers and self-employed borrowers. If you have non-traditional income or are buying your first home in Charleston or Greenville, CrossCountry offers flexible underwriting. Check your rate →
Head-to-Head: Veterans United vs South State Bank
| Feature | Veterans United | South State Bank |
|---|---|---|
| Rate | 6.49% (VA) | 6.65% |
| Avg Fees | $0* | 0.5% |
| Down Payment | $0 down (VA) | 3-5% conventional |
| Min Credit | 620 | 620 |
| Rating | 4.9/5 | 4.6/5 |
| Best For | Veterans, $0 down | Local service, SC Housing |
| 30-yr savings vs Rocket | $24,800 | $13,600 |
South Carolina Mortgage Rates by City (August 2026)
| City | Median Home Price | 30-yr Fixed Rate | Market Notes |
|---|---|---|---|
| Charleston | $425,000 | 6.82% | Hot — historic charm, tech boom, strong appreciation |
| Greenville | $315,000 | 6.80% | Very hot — fastest-growing SC city, BMW/Clemson |
| Columbia | $235,000 | 6.85% | Affordable — state capital, Fort Jackson, USC |
| Mount Pleasant | $485,000 | 6.82% | Premium — Charleston suburb, top schools |
| Spartanburg | $195,000 | 6.88% | Affordable — balanced market, manufacturing hub |
| Myrtle Beach | $275,000 | 6.85% | Coastal — vacation/retirement destination, growing |
| Summerville | $295,000 | 6.84% | Growing — Charleston suburb, affordable vs Mt Pleasant |
| Rural SC | $175,000 | 6.90% | USDA eligible — $0 down in large rural areas |
🔥 Charleston & Greenville: SC's Boom Towns
Charleston and Greenville are two of the fastest-growing cities in the Southeast. Charleston's median home price has hit $425,000 — still affordable compared to Austin or Raleigh. Greenville is booming thanks to BMW's manufacturing plant and Clemson University. If you're moving to either city, getting pre-approved early is critical — homes sell fast. Get pre-approved now →
South Carolina First-Time Buyer Programs (SC Housing)
SC Housing runs some of the most generous first-time buyer programs in the nation. The standout: up to $25,000 in forgivable DPA for new construction (Made It Home! program) and $10,000 for Palmetto Heroes — teachers, nurses, law enforcement, firefighters, veterans, and active military. All DPA is structured as a zero-interest second mortgage forgiven over 10 years. Check if you qualify for SC down payment assistance →
| Program | Down Payment Help | Rate | Min Credit | Income Limit | Best For |
|---|---|---|---|---|---|
| Homebuyer Program | Forgivable DPA (zero-interest 2nd mortgage) | Below-market fixed | 640+ | County-based limits | First-time buyers — forgivable over 10 years |
| Palmetto Home Advantage | Forgivable DPA options | Below-market fixed | 640+ | County-based limits | First-time AND move-up buyers, reduced MI |
| County First | Enhanced forgivable DPA | Special fixed rate | 640+ | Underserved community limits | Underserved SC communities — 29 counties |
| Palmetto Heroes 2026 | $10,000 forgivable | Low fixed rate | 640+ | County-based limits | Teachers, nurses, law enforcement, firefighters, veterans |
| Made It Home! | Up to $25,000 forgivable | Fixed rate | 640+ | Income-qualified | New construction only — 10-yr forgiveness |
| USDA Rural Housing | 0% down — no DPA needed | 6.38% (avg August 2026) | 640+ | $91K–$128K (varies) | Rural SC — large eligible areas |
Are You a Teacher, Nurse, Veteran or First Responder? Get $10,000 Free
SC Housing's Palmetto Heroes program gives $10,000 in forgivable DPA to public service heroes. New construction buyers can get up to $25,000. Most eligible SC buyers never apply. Takes 2 minutes.
FHA Loans in South Carolina
FHA loans are popular with South Carolina first-time buyers, especially in Columbia, Spartanburg, and Myrtle Beach where home prices are affordable. With 3.5% down and a 580 credit score minimum, you can buy a $304,000 home with just $10,640 down. Current SC FHA rate: 6.38% (August 2026). SC Housing's FHA program pairs below-market rates with forgivable DPA. Get pre-approved for an FHA loan in SC →
VA Loans in South Carolina
South Carolina has a massive military presence: Fort Jackson (Columbia, largest US Army basic training base), Joint Base Charleston (largest joint base in SC), Shaw AFB (Sumter), and McEntire Joint National Guard Base. VA loans offer $0 down, no PMI, and rates as low as 6.49% in August 2026. Veterans United is our top pick for SC VA loans. Check your VA eligibility →
South Carolina Home Buying Cost Comparison
| Loan Type | Down Payment | Rate | Monthly P&I ($304K) | Cash to Close |
|---|---|---|---|---|
| Conventional (20% down) | $60,800 | 6.85% | $1,594 | $66,800 |
| FHA (3.5% down) | $10,640 | 6.38% | $1,513 | $17,640 |
| VA (0% down) | $0 | 6.49% | $1,448 | $6,500 |
| USDA (0% down) | $0 | 6.38% | $1,419 | $6,500 |
| SC Housing + $10K DPA | $0 + $10K DPA | ~6.50% | $1,527 | $6,500 |
P&I = Principal & Interest only. Excludes taxes, insurance, PMI/MIP. Based on $304,000 purchase price, 30-year fixed, August 2026 rates. Get personalized rate quotes →
Ready to Buy in South Carolina?
Median home $304K · SC Housing $25K DPA · Palmetto Heroes $10K · VA from 6.49%
Join thousands of South Carolinians who found the right lender this year · Average savings: $30,000 over 30 years
People Also Ask: South Carolina Mortgages
What are the best mortgage lenders in South Carolina in 2026?
The best SC mortgage lenders for 2026: (1) Veterans United — 6.49% VA, $0 down; (2) South State Bank — 6.65%, SC-based, SC Housing approved; (3) CrossCountry Mortgage — 6.68%, first-time buyer specialist; (4) Guild Mortgage — FHA/USDA rural SC; (5) Rocket Mortgage — fastest close at 21 days. Compare all 10 →
What are current mortgage rates in South Carolina for August 2026?
SC mortgage rates August 2026: 30-year fixed conventional averages 6.85%. FHA 30-year: 6.38%. VA 30-year: 6.49%. USDA 30-year: 6.38%. Charleston and Greenville may have slightly better rates due to lender competition. Get personalized rate quotes →
What South Carolina first-time buyer programs exist in 2026?
SC Housing offers: Homebuyer Program (forgivable DPA), Palmetto Home Advantage (first-time & move-up), Palmetto Heroes ($10,000 forgivable for teachers/nurses/veterans), Made It Home! (up to $25,000 forgivable for new construction), and USDA Rural Housing ($0 down). All DPA is forgiven over 10 years. Check SC DPA programs →
What is the minimum credit score to get a mortgage in South Carolina?
SC minimum credit scores: FHA: 580 (3.5% down). VA: 580-620 (lender dependent). USDA: 640. Conventional: 620. SC Housing programs: 640+. For best rates, aim for 740+. Get pre-approved →
Is South Carolina a good state to buy a home in 2026?
Yes — SC median home price is $304,000 (below national average of $350K). Charleston and Greenville are booming with strong appreciation. Columbia is very affordable at $235K. SC offers low property taxes, generous DPA programs, and large USDA-eligible rural areas.
How much down payment do I need to buy a house in South Carolina?
SC down payments by loan type: VA: $0 down. USDA: $0 down (rural areas). FHA: 3.5% ($10,640 on a $304K home). Conventional: 3-5% with PMI, 20% to avoid PMI. SC Housing + DPA can cover your entire down payment with forgivable funds.
Frequently Asked Questions
Can I get a mortgage in South Carolina with a 580 credit score?
Yes — FHA loans accept 580 with 3.5% down. Freedom Mortgage and Guild Mortgage both accept 580 credit in SC. VA loans may also work with 580 depending on the lender. Get pre-approved for FHA →
How does SC Housing down payment assistance work?
SC Housing DPA is a zero-interest second mortgage forgiven over 10 years (1/10 per year). You must use an SC Housing-approved lender. Programs range from standard forgivable DPA to $10,000 for Palmetto Heroes to $25,000 for new construction (Made It Home!). Check eligibility →
Are VA loans good for South Carolina veterans?
Excellent — SC has Fort Jackson, Joint Base Charleston, Shaw AFB, and McEntire JNGB. VA loans offer $0 down, no PMI, and rates from 6.49%. On a $304K home, cash to close is just ~$6,500. Veterans United is our top pick. Check VA eligibility →
What is the cheapest city to buy a home in South Carolina?
Spartanburg has the lowest median home price at $195,000. Columbia is also very affordable at $235,000. Rural SC areas can be as low as $175,000 and may qualify for USDA $0 down loans.
Can I use SC Housing programs with an FHA loan?
Yes — SC Housing's Homebuyer Program can be paired with FHA, conventional, or USDA loans. The DPA acts as a second mortgage on top of your first mortgage. Ask your SC Housing-approved lender about combining programs for maximum benefit.
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Michael Thompson
Mortgage Lending Analyst & Senior Housing Specialist · 13+ years experience · NMLS #342156