South Carolina Mortgage Broker
The Mortgage Zone brokers mortgages in South Carolina (NMLS #2697124). For 2026, South Carolina counties use the $832,750 conforming baseline, with an FHA floor of $541,287. We finance primary homes, coastal second homes, and investment properties — and help owner-occupants capture the state's 4% assessment ratio.
Purchase, refinance, and investment financing across South Carolina — one application, 75 wholesale lenders competing for your loan.
Lending in South Carolina
South Carolina runs two markets at once: fast-growing employment centers like Greenville and Columbia with genuinely affordable price points, and a coastal corridor — Charleston, Myrtle Beach, Hilton Head — where second homes and short-term rental investments drive volume. We finance both sides, matching each to lenders who fit.
For investors and second-home buyers, the state's property tax structure is the number to know: owner-occupied primary residences are assessed at 4% with school-operating exemptions, while second homes and rentals are assessed at 6% without them — a difference that can triple the tax bill on the same house. We put the right number in your payment math from day one.
- Conforming (Fannie/Freddie)
- $832,750 statewide
- FHA
- From $541,287; higher in select coastal counties
Limits are set per county and change annually — we'll confirm the exact figure for your county when we quote your scenario.
SC Housing offers homebuyer programs with down payment assistance for eligible South Carolina buyers. We'll check current offerings against conventional and FHA low-down-payment alternatives for your situation.
schousing.comWhat's Different in SC
The 4% vs. 6% assessment ratio
South Carolina assesses owner-occupied primary residences at 4% of value and everything else at 6%, and only primaries get the school-tax exemption. Buyers must apply for the 4% legal-residence ratio after closing — we flag it so you don't overpay for years.
Coastal insurance realities
Wind and hail coverage — and flood insurance in mapped zones — are significant carrying costs near the coast and count toward your debt-to-income ratio. We price them into pre-approval, not at the closing table.
Popular in South Carolina
Serving borrowers throughout South Carolina, including Charleston, Columbia, Greenville, Myrtle Beach, Rock Hill, Mount Pleasant, Hilton Head Island, Spartanburg, and every county in between.
The Mortgage Zone is a licensed mortgage broker in South Carolina (NMLS #2697124). Verify our licensing on the State Licenses page or via NMLS Consumer Access.
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Loan limits, program availability, tax rules, and assistance programs are subject to change and vary by county and borrower eligibility; information on this page is general reference, not a loan offer or tax advice. State agency programs are offered by those agencies, not The Mortgage Zone. Equal Housing Opportunity.
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