Buying a home
Data from November 2026
Buying a home in South Carolina
A typical home in South Carolina is worth $259,000 (Average 2020–2024). The FHA limit for one unit is $541,287–$690,000 depending on the county. Here is the minimum down payment each loan type asks at that price, every county’s limit, and the state’s assistance programs.
Key numbers in South Carolina
- Typical home
- $259,000
- median value, Average 2020–2024
- 22% less than the U.S.
- FHA limit
- $541,287–$690,000
- one unit, by county
- In 5 of the 46 counties, the limit is above the national floor ($541,287).
- Conforming limit
- $832,750
- one unit, 2026 data
- Above this amount, the loan is a “jumbo” loan.
- Minimum FHA down payment
- $9,065
- 3.5% of a $259,000 home
- VA and USDA ask for no down payment if you qualify.
Down payment
How much each loan asks up front
For a $259,000 home, the typical value in South Carolina. The minimum down payment is each program’s rule. The monthly figure is an example of principal and interest over 30 years at the 7.18% average rate (November 5, 2026): no taxes, insurance or mortgage insurance.
Your price, rate and down payment will differ: run the calculator with your numbers. Closing costs are extra.
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FHA Program rule
Minimum down3.5%
In dollars$9,065
Per month$1,693
With a credit score of 580 or more. Carries mortgage insurance (MIP) up front and every month.
HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016
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Conventional Program rule
Minimum down3%
In dollars$7,770
Per month$1,702
3% is the lowest standard option. With less than 20% down you pay private mortgage insurance (PMI) until you have more equity.
Fannie Mae Selling Guide B5-6-01 — HomeReady Mortgage Loan and Borrower Eligibility · In effect since January 1, 2024
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VA Program rule
Minimum down0%
In dollars$0
Per month$1,755
For veterans, service members and some spouses. No down payment as long as the price is not above the appraisal; charges a one-time funding fee.
VA: Purchase loan — benefits · In effect since January 1, 2020
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USDA Program rule
Minimum down0%
In dollars$0
Per month$1,755
Only homes in eligible rural areas and households within USDA’s income limit. Finances the full price.
7 CFR §3555.103 — Maximum loan amount (Guaranteed Rural Housing Program) · In effect since December 9, 2013
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ITIN loans follow no federal rule: each lender sets its own down payment and rate, and usually asks for more. 15% is an example.
Loan limits
FHA and conforming limit in every county
FHA sets the limit by area: 5 of the 46 counties in South Carolina are high-cost and sit above the national floor ($541,287). The conforming limit is the most Fannie Mae and Freddie Mac will buy; above it, the loan is a “jumbo”.
| Charleston County | $690,000 | $832,750 | $489,100 | High-cost |
|---|---|---|---|---|
| Dorchester County | $690,000 | $832,750 | $329,300 | High-cost |
| Berkeley County | $690,000 | $832,750 | $310,300 | High-cost |
| Beaufort County | $638,250 | $832,750 | $455,600 | High-cost |
| Jasper County | $638,250 | $832,750 | $325,500 | High-cost |
| York County | $541,287 | $832,750 | $361,300 | National floor |
| Lancaster County | $541,287 | $832,750 | $329,900 | National floor |
| Greenville County | $541,287 | $832,750 | $299,000 | National floor |
| Georgetown County | $541,287 | $832,750 | $289,500 | National floor |
| Horry County | $541,287 | $832,750 | $287,700 | National floor |
| Richland County | $541,287 | $832,750 | $242,800 | National floor |
| Oconee County | $541,287 | $832,750 | $237,100 | National floor |
| Lexington County | $541,287 | $832,750 | $234,500 | National floor |
| Spartanburg County | $541,287 | $832,750 | $233,300 | National floor |
| Anderson County | $541,287 | $832,750 | $231,900 | National floor |
| Pickens County | $541,287 | $832,750 | $231,900 | National floor |
| Aiken County | $541,287 | $832,750 | $218,000 | National floor |
| Kershaw County | $541,287 | $832,750 | $217,100 | National floor |
| Edgefield County | $541,287 | $832,750 | $202,700 | National floor |
| Greenwood County | $541,287 | $832,750 | $180,500 | National floor |
| Abbeville County | $541,287 | $832,750 | $178,800 | National floor |
| Florence County | $541,287 | $832,750 | $177,900 | National floor |
| Newberry County | $541,287 | $832,750 | $173,300 | National floor |
| Calhoun County | $541,287 | $832,750 | $172,100 | National floor |
| Laurens County | $541,287 | $832,750 | $170,600 | National floor |
| McCormick County | $541,287 | $832,750 | $168,700 | National floor |
| Sumter County | $541,287 | $832,750 | $165,300 | National floor |
| Colleton County | $541,287 | $832,750 | $162,500 | National floor |
| Chester County | $541,287 | $832,750 | $158,300 | National floor |
| Darlington County | $541,287 | $832,750 | $158,200 | National floor |
| Clarendon County | $541,287 | $832,750 | $158,000 | National floor |
| Fairfield County | $541,287 | $832,750 | $151,200 | National floor |
| Saluda County | $541,287 | $832,750 | $146,500 | National floor |
| Cherokee County | $541,287 | $832,750 | $142,000 | National floor |
| Chesterfield County | $541,287 | $832,750 | $116,200 | National floor |
| Orangeburg County | $541,287 | $832,750 | $115,800 | National floor |
| Hampton County | $541,287 | $832,750 | $112,000 | National floor |
| Barnwell County | $541,287 | $832,750 | $106,000 | National floor |
| Lee County | $541,287 | $832,750 | $104,600 | National floor |
| Williamsburg County | $541,287 | $832,750 | $104,500 | National floor |
| Union County | $541,287 | $832,750 | $103,600 | National floor |
| Bamberg County | $541,287 | $832,750 | $97,800 | National floor |
| Marion County | $541,287 | $832,750 | $93,200 | National floor |
| Dillon County | $541,287 | $832,750 | $85,400 | National floor |
| Marlboro County | $541,287 | $832,750 | $82,000 | National floor |
| Allendale County | $541,287 | $832,750 | $76,200 | National floor |
- Charleston $690,000$832,750
- Dorchester $690,000$832,750
- Berkeley $690,000$832,750
- Beaufort $638,250$832,750
- Jasper $638,250$832,750
- York $541,287$832,750
- Lancaster $541,287$832,750
- Greenville $541,287$832,750
- Georgetown $541,287$832,750
- Horry $541,287$832,750
- Richland $541,287$832,750
- Oconee $541,287$832,750
- Lexington $541,287$832,750
- Spartanburg $541,287$832,750
- Anderson $541,287$832,750
- Pickens $541,287$832,750
- Aiken $541,287$832,750
- Kershaw $541,287$832,750
- Edgefield $541,287$832,750
- Greenwood $541,287$832,750
- Abbeville $541,287$832,750
- Florence $541,287$832,750
- Newberry $541,287$832,750
- Calhoun $541,287$832,750
- Laurens $541,287$832,750
- McCormick $541,287$832,750
- Sumter $541,287$832,750
- Colleton $541,287$832,750
- Chester $541,287$832,750
- Darlington $541,287$832,750
- Clarendon $541,287$832,750
- Fairfield $541,287$832,750
- Saluda $541,287$832,750
- Cherokee $541,287$832,750
- Chesterfield $541,287$832,750
- Orangeburg $541,287$832,750
- Hampton $541,287$832,750
- Barnwell $541,287$832,750
- Lee $541,287$832,750
- Williamsburg $541,287$832,750
- Union $541,287$832,750
- Bamberg $541,287$832,750
- Marion $541,287$832,750
- Dillon $541,287$832,750
- Marlboro $541,287$832,750
- Allendale $541,287$832,750
One unit. For 2- to 4-unit homes, each county page has the full table. Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) (external site)
Down payment help
South Carolina programs for buyers
3 verified programs that put money toward the down payment or closing costs, or give a tax credit. With the source wording and the date we checked it.
Some help is a grant you never repay; other help is a second loan that is forgiven over the years or repaid when you sell. Each program’s tag says which kind it is.
See all programs-
Palmetto Home Advantage
Verified November 5, 2026
South Carolina state agency program with forgivable down payment assistance of 0%, 3% or 4% of the loan, with no monthly payments, for any buyer in all 46 counties
- Forgivable
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SC Housing Homebuyer Program
Verified November 5, 2026
South Carolina state agency fixed-rate mortgage with forgivable help for the down payment, closing costs or prepaid expenses: a 0% second mortgage with no monthly payments, forgiven if you live in the home 15 years
- Forgivable
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County First Initiative
Only in: Abbeville County, Allendale County, Bamberg County, Barnwell County, Beaufort County, Calhoun County, Cherokee County, Chester County, Chesterfield County, Clarendon County, Colleton County, Darlington County, Dillon County, Edgefield County, Fairfield County, Florence County, Georgetown County, Hampton County, Horry County, Jasper County, Kershaw County, Laurens County, Lee County, Marion County, Marlboro County, McCormick County, Newberry County, Orangeburg County, Saluda County, Union County, Williamsburg County
Verified November 5, 2026
South Carolina state agency rural initiative for certain counties: an FHA, USDA or VA mortgage at a special fixed rate with forgivable down payment assistance, for first-time buyers and for people who have owned a home before
- Forgivable
What the state publishes
South Carolina rules that change the math
Exemptions that lower property tax and taxes paid when the deed is recorded, summarized from the official page each one cites.
Property tax in South CarolinaExemptions and caps
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Special 4% assessment ratio for your legal residence
If you own the home (fully, in part, or as a life estate) and live in it as your legal residence, the home and up to five contiguous acres are taxed on an assessment equal to 4 percent of fair market value. The same ratio applies to other dwellings on that property where the owner's immediate family members live.
S.C. Code §12-43-220(c)(1) · South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026
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School operating tax exemption for your legal residence
If your home receives the special 4 percent legal residence ratio, 100 percent of its fair market value is exempt from property taxes levied for school operating purposes. The exemption does not cover the millage levied to repay general obligation debt.
S.C. Code §12-37-220(B)(47)(a) · South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026
When the sale is recorded
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Deed recording fee
When the deed is recorded, a fee of $1.85 for each $500 (or fraction) of the property's value is paid: $1.30 to the State and 55 cents to the county. The seller (grantor) pays it; the buyer is only secondarily liable.
S.C. Code §§12-24-10(A), 12-24-20(A) · South Carolina General Assembly (South Carolina Code of Laws) · Verified October 23, 2026
Your next steps
Where to go next in South Carolina
What you can do today, free and without giving personal information. Go in order: your numbers first, then the help.
- Run the numbers with your figures
The South Carolina calculator already has the typical value, the average rate and the state’s property tax.
- Check whether you qualify for help
Each program says what it gives, who qualifies and when we checked it.
- Talk to a counselor for free
13 HUD-approved agencies help you prepare to buy; 4 say they serve in Spanish.
- Follow the steps to buy a home
From the budget to the keys, in order.
Frequently asked questions
How much down payment do I need for a typical home in South Carolina?
For a $259,000 home (typical value, Average 2020–2024), the FHA minimum (3.5%) is $9,065 and the conventional minimum (3%) is $7,770. VA and USDA ask no down payment if you qualify. State programs can cover part of it.
Are there high-cost counties in South Carolina?
Yes. In 2026 data, 5 of the 46 counties in South Carolina have an FHA limit above the national floor ($541,287); the highest is Charleston County ($690,000).
What is the conforming loan limit in South Carolina?
In 2026 data, the conforming limit for one unit is $832,750 in every county in South Carolina: the most Fannie Mae and Freddie Mac will buy. Above it, the loan is a “jumbo” and each lender sets its own terms.
What would the monthly payment be on a typical home in South Carolina?
With $259,000, the FHA minimum down payment ($9,065) and the 7.18% average rate (November 5, 2026), principal and interest over 30 years comes to about $1,693 a month. Tax, insurance and mortgage insurance are missing: the calculator adds them.
What down payment help is there in South Carolina?
We have verified 3 state programs in South Carolina that put money toward the down payment or closing costs, or give a tax credit. Each shows the source wording, who qualifies and the date we checked it.