South Carolina · Your home. Your next step.
South Carolina FHA Loans may help you buy a home with a down payment as low as 3.5% if you qualify. Whether this is your first home or your next one, compare the payment, mortgage insurance and cash you want left after closing.
An FHA loan is a mortgage from a private lender, insured by the Federal Housing Administration. That insurance helps lenders offer a smaller down payment and more room for some credit histories. You pay for the insurance as part of the loan’s cost. The goal is a home you can afford now and a payment that works after you move in.
Eligible buyers may put as little as 3.5% down. Your credit, the home and lender requirements still matter.
FHA may offer a path when some conventional choices do not fit. A score alone does not decide approval.
FHA is not only for first-time buyers. Tell us about your current home and plans so we can review your options.
A smaller down payment can leave more cash for other needs. Compare the payment and mortgage insurance before choosing.
The CFPB FHA guide explains the low-down-payment option and why it is worth comparing with other loans.
Use the CFPB Loan Estimate guide to understand a written quote. HUD’s home-inspection guide explains why the appraisal does not replace an inspection you arrange.
FHA limits vary across South Carolina. These 2026 examples are for a one-unit home and show the base mortgage limit. Use the actual county and number of units before choosing a loan amount.
| County | FHA base loan limit |
|---|---|
| Beaufort and Jasper | $638,250 |
| Charleston, Berkeley and Dorchester | $690,000 |
| Richland and Greenville | $541,287 |
These limits are not purchase-price or repair-budget caps. Any financed upfront FHA insurance is handled separately from the base mortgage. Two- to four-unit homes have different limits. Use HUD’s official county and unit lookup for your home. Compare our South Carolina conventional guide, FHA 203(k) renovation guide or the full South Carolina mortgage programs.
Closing costs, inspections, taxes and home insurance also need a place in your budget. Ask for the total cash needed and keep a cushion for repairs and other bills.
FHA loans generally have an upfront premium and an annual premium paid each month. This insurance protects the lender. You may be able to add the upfront premium to the loan, but that means borrowing more. The CFPB mortgage-insurance guide explains how it adds to your costs.
For a new FHA loan, it generally lasts 11 years if the starting loan is no more than 90% of the home’s value; above that, it lasts for the loan term. The lender can explain the calculation for your purchase. HUD’s insurance-duration rules explain why rising home value alone does not cancel it.
The lender reviews your credit, income, debts and savings. Expect to provide records such as pay stubs, bank statements or tax returns, depending on your situation. FHA rules and the lender’s own standards both matter. HUD’s FHA overview explains the program’s basic requirements.
Standard FHA financing is for your main home. Eligible properties can include one- to four-unit homes, with you living in one unit. If you want a second home or a rental you will not occupy, ask us about other options.
Tell us early if you are considering a condo. The lender needs to review whether it can use FHA for that property. HUD’s condo lookup lets you check project approval status; ask the lender how the result applies to the home you want.
The appraisal estimates value for the lender. The home must also meet FHA property rules, and some work may need to be done before closing. Keep a separate inspection in your plan so you can understand the home’s condition.
FHA mortgage limits vary by county and number of units. The examples on this page show base loan limits, not maximum home prices. Your down payment, the home’s value and approval still matter.
| Loan choice | What to compare |
|---|---|
Conventional loans | A conventional loan may be worth comparing if your credit, down payment and home plans fit. Look at the rate, fees, mortgage insurance and total payment for the same home. A smaller down payment does not always mean the lowest overall cost. |
VA loans | If your military service gives you VA eligibility, compare that benefit too. Ask our team to review your service eligibility and the full cost before choosing a loan. The VA eligibility guide explains the service requirements. |
Buying a home that needs work | If the home needs repairs, ask whether an FHA 203(k) renovation loan could fit. The work, budget and loan need a separate review. HUD’s 203(k) guide explains this purchase-and-repair option. |
The people behind your next step
Beaufort Lending is a mortgage broker in Port Royal, helping buyers across South Carolina. We shop loans from wholesale lenders, then help you compare payments and closing costs. Our team explains your choices in plain words and helps you see what fits your budget. From your first questions to closing, you have people to turn to for help.
Very knowledgeable about First Time Home Buyer Downpayment Assistance Programs along with 2:1 Buydowns.
Gracie went above and beyond to make my home loan process smooth and stress-free after my previous lender kept delaying my closing.
Easy to communicate with, always available to answer any questions and provided a seamless experience.
You can explore FHA even if you have owned a home before. Tell us about any home you own now and where you plan to live so we can help check your choices.
The down payment is one part of the review. The lender still needs to approve your credit, income, debts and the home. Ask us what your situation needs before making plans around the minimum.
Lenders can have different requirements, rates and fees. Compare written offers for the same home and loan term, including the full payment and cash needed.
You may be able to move into a different loan later, but you would need to qualify and pay any new costs. Choose a payment that works now without counting on a future rate or home value.
Start with your home plans, your payment goal and what you have saved. We can explain which income and bank records to provide and help you see what to do next.
Learning Center
Explore the questions that can help with your next decision.
Beaufort · Before you buy
Compare your budget, loan fees and cash needed before making an offer.
Read the guide
South Carolina · Comparing costs
Explore examples of a temporary payment buydown versus a lower purchase price.
Read the guide
Hilton Head Island · Jumbo loan choices
Buying a condo or a higher-priced home? This Hilton Head guide discusses home use and shared costs; dated market figures are historical.
Read the guideYour next step
Tell the Beaufort Lending team what you want to buy and a payment that feels comfortable. We can help compare FHA with other options and explain your cash needed and next steps.
Benji Gecy, NMLS #302188 · Beaufort Lending, NMLS #1703543 · Equal Housing Lender
