See programs you qualify for
Get Matched Free →By Tyler Thompson · Licensed Real Estate Agent · Updated March 21, 2026
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 $525,000, making down payment and closing cost assistance especially valuable for buyers entering this competitive market. 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, and the Ameris Choice Down Payment Assistance Program provides up to $7,500 in grant funds for first-time buyers in designated community development areas. At the state level, the SC Housing Homebuyer Program offers up to $10,000 in forgivable DPA with county-specific income limits of $110,900 for 1-2 persons in Charleston County, and the Palmetto Home Advantage provides up to 4% of the loan amount for both first-time and repeat buyers. The Palmetto Heroes Program adds $10,000 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 $37,000 in down payment and closing cost assistance.
City Programs in Charleston
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| Ameris Choice Down Payment Assistance Program | Grant | Up to $7,500 | Yes | View → |
| City of Charleston First-Time Homebuyer Purchase Assistance Program | Forgivable Loan | Up to $20,000 | Yes | View → |
- Type:
- Grant
- Amount:
- Up to $7,500
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to $20,000
- First-time only:
- Yes
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 |
|---|---|---|---|---|
| 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 → |
- 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
How to Apply
Step 1: Check your eligibility. The City of Charleston program requires household income between 50% and 120% of the Area Median Income for Charleston County and that you have not owned a home in the past three years. The SC Housing Homebuyer Program has Charleston County income limits of $110,900 for 1-2 persons and $127,535 for 3 or more persons.
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 at (843) 965-4037 offers HUD-approved housing counseling and first-time buyer workshops. OriginSC also offers homebuyer coaching and a free Intro to Homeownership course.
Step 3: Contact the City of Charleston Housing and Community Development office at (843) 724-3766 to learn about the Homeownership Initiative and confirm current funding availability for the up to $20,000 forgivable loan.
Step 4: Get pre-approved for a mortgage through an SC Housing participating lender. This is required to access the Palmetto Home Advantage, SC Housing Homebuyer Program, and Palmetto Heroes programs. Ask your lender about the Ameris Choice DPA program if you are purchasing in a designated community development area.
Step 5: Find a home within program limits. The City of Charleston program requires the home be within city limits and gives priority to buyers in five target neighborhoods. The SC Housing Homebuyer Program has a purchase price limit of $450,000.
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.
Frequently Asked Questions
How much down payment assistance can I get in Charleston?+−
Do I have to be a first-time homebuyer to qualify?+−
What is the maximum home price I can pay?+−
What homebuyer education is required?+−
Can I combine multiple programs?+−
What about the Charleston Habitat for Humanity program?+−
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