What credit score do I need to buy a home in SC or NC?

It depends on the loan program. VA loans have no official minimum (most lenders look for 580+). FHA loans typically require 580 for 3.5% down. Conventional loans usually need 620 or higher.

Can I buy a home with zero down payment?

Yes. VA loans offer 100% financing for eligible veterans and active-duty service members. USDA loans also offer zero-down options in qualifying rural areas of NC and SC.

How long does the mortgage pre-approval process take?

In most cases, we issue a pre-approval within 24 hours of receiving your documents.

What is the difference between FHA and conventional loans?

FHA has lower credit requirements and smaller down payments (3.5%) with MIP for the life of the loan. Conventional requires 620+ but allows mortgage insurance removal at 20% equity.

Do you offer construction loans in South Carolina?

Yes. We offer one-time close construction loans available as VA, Conventional, Investor, and Development programs.

USDA Loans in SC: Zero Down Payment for Rural Homebuyers

Most homebuyers assume you need a down payment to buy a house. But in South Carolina, if you’re purchasing in an eligible rural or suburban area, a USDA loan could get you into a home with zero down payment — and competitive rates to boot. Here’s what you need to know about USDA loans in SC.

What Is a USDA Loan?

A USDA loan is a government-backed mortgage offered through the U.S. Department of Agriculture’s Rural Development program. Despite the name, USDA loans are available in many suburban communities — not just farmland — including areas surrounding Charleston, Columbia, Greenville, and Myrtle Beach.

USDA Loan Eligibility Requirements

Requirement	USDA Standard
Down Payment	0%
Credit Score	640+ (most lenders)
Income Limit	115% of area median income
Property Location	USDA-eligible rural/suburban area
Property Type	Single-family primary residence
Mortgage Insurance	1% upfront + 0.35% annual fee

SC Areas Eligible for USDA Loans

Many Lowcountry and Upstate communities qualify. Eligible areas near Charleston include:

Summerville (portions)
Goose Creek (portions)
Moncks Corner
St. George
Walterboro
Ridgeville, Harleyville, Holly Hill

Use the USDA’s official eligibility map to check a specific address. Your lender can also verify eligibility during the pre-approval process.

USDA vs. FHA vs. VA: Which Is Best?

USDA: Best for rural/suburban buyers who meet income limits — zero down, low fees
VA: Best for veterans/military — zero down, no mortgage insurance. See our VA loan guide for South Carolina
FHA: Best for buyers with lower credit scores in urban areas. See our FHA loan guide for Charleston SC

Already own a home? Veterans can use the VA IRRRL requirements in South Carolina to lower their rate with no appraisal. Homeowners can also explore when it makes sense to refinance to reduce their monthly payment.

Not sure which loan program fits your situation? Let us help you find the right path.

Start Your Mortgage Pre-Approval →

USDA Loan Income Limits in SC (2026)

For most SC counties, the USDA income limit for a 1–4 person household is approximately $110,650 per year. Limits vary by county and household size. Higher-cost counties may have slightly higher limits. Your gross annual income must fall at or below 115% of the area’s median income.

How to Apply for a USDA Loan in SC

Confirm the property is in a USDA-eligible area
Verify your household income meets the limit for your county
Get pre-approved with a USDA-approved lender
Submit your application and supporting documents
USDA underwriting + lender approval (slightly longer timeline)
Close and move in with no down payment

For a full walkthrough of the home loan process, see our SC mortgage pre-approval guide.

Is a USDA Loan Right for You?

If you’re buying in an eligible area and your income falls within the limits, a USDA loan is one of the most affordable mortgage options available. The combination of zero down payment and low mortgage insurance makes it a powerful tool — especially for first-time homebuyers in SC who want to maximize their buying power.

Many Summerville homebuyers qualify for USDA loans. If you’re considering moving to the area, see our moving to Summerville SC guide or learn how to buy a home in Summerville SC.

Find out if you qualify for a USDA loan in South Carolina. Get pre-approved today — no down payment required.

Check Your USDA Eligibility →