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Compare loans for your first home or your next move.
Charleston · Mount Pleasant · Summerville
Charleston Mortgage Programs
Compare loans to buy, build, invest, or refinance in Charleston. We’ll help you weigh the payment, closing costs, and cash you need.
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This is general loan information. Your loan depends on you, the home and the lender’s rules. It is not a loan approval.
Know the home and the costs
What to Check Before Buying in Charleston
What will the full payment be?
Add taxes, HOA fees, and home, wind, and any flood coverage to your budget. Check the address on the Charleston flood maps and get insurance quotes early.
Does the home need extra checks?
For a condo, ask for the budget, master insurance, repair plans, and any fees due. For a historic home, check the city’s historic design review. For a new build, match the loan dates to the builder’s schedule.
Will the use and timing fit?
Buying a rental? Check the city’s rental guidance and HOA rules first. Moving for military duty? Put your report date and move-in plan beside your VA loan questions.
Helping buyers, homeowners, service members, veterans, and investors across Charleston, Mount Pleasant, Daniel Island, James Island, Johns Island, West Ashley, North Charleston, Summerville, and nearby Lowcountry communities.
The people behind your next step
Meet the Beaufort Lending team
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.
What clients say about working with us
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.
His guidance made every step feel manageable, even when the situation changed quickly.
Before You Buy or Build
Plan Your Charleston Move
Plan your move, compare loans, and check the home before you offer.
Moving to Charleston
Plan your Charleston move
Think through the home, your budget, and your move.
Read the guide
Before your offer
Get ready to make an offer
Learn what to ask before you shop for a home.
Read the guide
Renovating a home
Plan a historic home renovation
Compare the work, loan, and timing for an older home.
Read the guideQuick answers
Common Charleston Mortgage Questions
Can I buy a Charleston home with little or no down payment?
Possibly. VA may offer zero-down financing to eligible borrowers, and USDA may do so when the household and property qualify. FHA and some conventional choices may allow a lower down payment. Compare the South Carolina low-down-payment guide with the complete cash needed at closing.
Where should a Joint Base Charleston buyer start?
Eligible service members and veterans can start with the Charleston VA loan guide. Review eligibility, occupancy, entitlement, cash to close, property requirements, PCS dates, and expected ownership period together.
How can flood and wind insurance affect the budget?
Insurance belongs in the complete housing payment and may change the loan amount that feels comfortable. Check the address and obtain usable coverage information early; the city provides official Charleston floodplain guidance.
Which loan works for a Charleston rental property?
Conventional financing may fit some rentals, while a DSCR loan may focus on lender-accepted property rent. Use the Charleston DSCR guide and confirm the intended rental use is allowed before depending on projected income.
Can I finance a historic home that needs work?
Potentially. The right path depends on the property's condition, planned work, contractor documents, appraisal, permits, local review, and cash reserves. Start with the South Carolina renovation-loan guide and match financing deadlines to the actual approval process.
What if I still do not know which program fits?
You do not need to choose a loan name first. Send the property, intended use, available cash, timing, and your main question. We can narrow the choices and show the tradeoffs worth reviewing.
Contact Us
Have a mortgage question? Send your details, call, or text our team.
Benji Gecy, NMLS #302188 · Beaufort Lending, NMLS #1703543 · Equal Housing Lender