See programs you qualify for
Get Matched Free →By Tyler Thompson · Licensed Real Estate Agent · Updated March 22, 2026
Homebuyer Programs in Aiken, SC (2026)
Aiken is a historic city in western South Carolina known for its equestrian culture, mild climate, and proximity to Augusta, Georgia. With a median home price around $300,000, Aiken offers relatively affordable homeownership compared to many South Carolina markets. The SC Housing Homebuyer Program provides up to $10,000 in forgivable down payment assistance for qualifying first-time buyers, while the Palmetto Heroes Program offers an additional $10,000 for teachers, nurses, veterans, law enforcement, and first responders. The Palmetto Home Advantage program adds up to 4% of the loan amount in forgivable assistance with no first-time buyer requirement. Aiken County Habitat for Humanity also serves local families with zero-interest mortgages for those earning between 30% and 80% of the area median income. By combining state programs with federal loan options like FHA, VA, or USDA financing, Aiken buyers can significantly reduce their upfront costs.
State Programs in South Carolina
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| FHLBA Community Partners Product | Forgivable Loan | Up to $20,000 in home purchase assistance for down payment and closing costs | No | View → |
| FHLBA First Time Homebuyer Product | Forgivable Loan | Up to $17,500 in home purchase assistance for down payment and closing costs | Yes | View → |
| FHLBA Workforce Housing Plus+ | Grant | Up to $15,000 in home purchase assistance for down payment and closing costs | No | View → |
| Palmetto Heroes Program | Forgivable Loan | $10,000 in forgivable down payment assistance | Yes | View → |
| Palmetto Home Advantage | Forgivable Loan | Up to 4% of the first mortgage loan amount | No | View → |
| SC Housing Homebuyer Program | Forgivable Loan | Up to $10,000 in forgivable down payment assistance | Yes | View → |
- Type:
- Forgivable Loan
- Amount:
- Up to $20,000 in home purchase assistance for down payment and closing costs
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- Up to $17,500 in home purchase assistance for down payment and closing costs
- First-time only:
- Yes
- Type:
- Grant
- Amount:
- Up to $15,000 in home purchase assistance for down payment and closing costs
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- $10,000 in forgivable down payment assistance
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to 4% of the first mortgage loan amount
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- Up to $10,000 in forgivable down payment assistance
- First-time only:
- Yes
Federal Programs
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| FHA Loans | Government-Insured Mortgage | Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026) | No | View → |
| Good Neighbor Next Door (HUD) | Government Property Sale Program | 50% discount off the list price of HUD-owned homes | Yes | View → |
| Home Possible Mortgage (Freddie Mac) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HomeReady Mortgage (Fannie Mae) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HUD $100 Down Program | FHA-Financed HUD REO Purchase | Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs. | No | View → |
| USDA Rural Development Loans | Government-Guaranteed Mortgage | 100% financing (no down payment required); loan amount up to appraised value | No | View → |
| VA Loans | Government-Guaranteed Mortgage | No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026) | No | View → |
- Type:
- Government-Insured Mortgage
- Amount:
- Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)
- First-time only:
- No
- Type:
- Government Property Sale Program
- Amount:
- 50% discount off the list price of HUD-owned homes
- First-time only:
- Yes
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- FHA-Financed HUD REO Purchase
- Amount:
- Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- 100% financing (no down payment required); loan amount up to appraised value
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)
- First-time only:
- No
Nonprofit Programs
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| Aiken County Habitat for Humanity Homeownership Program | Zero-Interest Loan | Zero-interest mortgage on newly constructed Habitat home | No | View → |
- Type:
- Zero-Interest Loan
- Amount:
- Zero-interest mortgage on newly constructed Habitat home
- First-time only:
- No
How to Apply
Step 1: Check your eligibility. Most SC Housing programs require household income at or below 80% of the Area Median Income for Aiken County. The Palmetto Heroes Program is available to teachers, nurses, veterans, law enforcement, firefighters, and EMTs.
Step 2: Complete homebuyer education. SC Housing requires a HUD-approved homebuyer education course. Contact the Midlands Area Consortium for the Homeless at (803) 733-5400, which serves Aiken County, or search for a HUD-approved counselor at hud.gov/findacounselor.
Step 3: Contact an SC Housing participating lender. Visit the SC Housing website at schousing.sc.gov to find a participating lender in the Aiken area who can help you apply for the SC Housing Homebuyer Program or Palmetto Heroes Program.
Step 4: Get pre-approved for a mortgage. Your lender will determine which loan type (FHA, VA, USDA, or Conventional) best fits your situation and confirm your eligibility for down payment assistance.
Step 5: Find a home within program limits. Work with a local real estate agent to find a property that meets SC Housing purchase price limits for Aiken County.
Step 6: Submit your application and close. Once you have a signed contract, your lender will process the SC Housing down payment assistance alongside your first mortgage. Expect the process to take 30-45 days from contract to closing.
Frequently Asked Questions
How much down payment assistance can I get in Aiken?+−
Do I have to be a first-time homebuyer to qualify?+−
What is the maximum home price I can pay using these programs?+−
What homebuyer education is required?+−
Is Aiken eligible for USDA loans?+−
How does the Aiken County Habitat for Humanity program work?+−
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