First-Time Homebuyer Programs in Charleston, SC (2026)
Charleston is one of South Carolina's most historic and sought-after cities, located along the coast in Charleston County with a population of roughly 162,500. The median home price sits around $440,000, making down payment and closing cost assistance especially valuable for first-time buyers. The City of Charleston offers its own First-Time Homebuyer Purchase Assistance Program providing up to $20,000 as a zero-interest forgivable loan for income-eligible buyers. At the state level, the SC Housing Homebuyer Program and Palmetto Home Advantage each offer up to $10,000 or 4% of the loan amount in forgivable down payment assistance, while the Palmetto Heroes Program provides $10,000 specifically for teachers, nurses, law enforcement, and military members. Charleston Habitat for Humanity also partners with qualifying families to provide no-interest mortgages on affordable homes. By combining city and state programs, Charleston buyers could potentially stack over $30,000 in down payment and closing cost assistance.
Top Homebuyer Programs in Charleston
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| 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 → |
| 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 → |
| 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 → |
| 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 → |
| Good Neighbor Next Door (HUD) | Government Property Sale Program | 50% discount off the list price of HUD-owned homes | Yes | View → |
| USDA Rural Development Loans | Government-Guaranteed Mortgage | 100% financing (no down payment required); loan amount up to appraised value | No | View → |
| SC Housing Homebuyer Program | Forgivable Loan | Up to $10,000 in forgivable down payment assistance | Yes | 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 → |
| City of Charleston First-Time Homebuyer Purchase Assistance Program | Forgivable Loan | Up to $20,000 | Yes | View → |
| Charleston Habitat for Humanity Homeownership Program | Zero-Interest Loan | No-interest mortgage with homes sold at no profit. Monthly payments of $500-$600 plus escrow. | Yes | View → |
| City of Spartanburg First-Time Homebuyer Program | Forgivable Loan | Up to $20,000 | Yes | View → |
| CommunityWorks Northside Down Payment Assistance | Forgivable Loan | Up to $20,000 | Yes | View → |
| CommunityWorks Greenville County Down Payment Assistance | Forgivable Loan | Up to $10,000 forgivable in 8 years or up to $5,000 forgivable in 5 years | Yes | View → |
| City of Greenville Employee Homebuyer Assistance | Forgivable Loan | Up to $50,000 in down payment and/or closing cost assistance | Yes | View → |
| Habitat for Humanity of Greenville County Homeownership | Zero-Interest Loan | Affordable home purchase with zero-interest mortgage | Yes | View → |
| GCRA Homeownership Program | Forgivable Loan | Down payment assistance for affordable home purchase | Yes | View → |
- 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-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-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:
- 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
- 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:
- 100% financing (no down payment required); loan amount up to appraised value
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- Up to $10,000 in forgivable down payment assistance
- First-time only:
- Yes
- 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 $20,000
- First-time only:
- Yes
- Type:
- Zero-Interest Loan
- Amount:
- No-interest mortgage with homes sold at no profit. Monthly payments of $500-$600 plus escrow.
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to $20,000
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to $20,000
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to $10,000 forgivable in 8 years or up to $5,000 forgivable in 5 years
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to $50,000 in down payment and/or closing cost assistance
- First-time only:
- Yes
- Type:
- Zero-Interest Loan
- Amount:
- Affordable home purchase with zero-interest mortgage
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Down payment assistance for affordable home purchase
- First-time only:
- Yes
How to Apply
- Step 1:
Check your eligibility. Most programs require household income between 50% and 120% of the Area Median Income for Charleston County. The City of Charleston program also requires that you have not owned a home in the past three years.
- Step 2:
Complete homebuyer education. A HUD-approved homebuyer education course is required for the City of Charleston program and most state programs. The [Charleston Trident Urban League](https
- Step 3:
Contact the City of Charleston Housing and Community Development office at (843) 724-3766 to learn about the [Homeownership Initiative](https
- Step 4:
Get pre-approved for a mortgage through an [SC Housing participating lender](https
- Step 5:
Find a home within the city limits of Charleston. The City of Charleston program gives priority to buyers in five target neighborhoods, so ask your housing counselor which areas qualify for priority consideration.
- Step 6:
Submit your application and allow time for processing. The City of Charleston program and state DPA programs can often be layered together, so work with your lender to combine assistance for maximum benefit.