See programs you qualify for
Get Matched Free →By Tyler Thompson · Licensed Real Estate Agent · Updated March 22, 2026
Homebuyer Programs in Goose Creek, SC (2026)
Goose Creek is a rapidly growing city in Berkeley County, South Carolina, located just north of Charleston and home to a large military community near Joint Base Charleston. With a median home price around $350,000, buyers here can take advantage of strong state and local assistance programs. The SC Housing Homebuyer Program offers up to $10,000 in forgivable down payment assistance with income limits above $126,000 for Berkeley County, and the Palmetto Home Advantage program provides up to 4% of the loan amount as a forgivable second mortgage. City of Goose Creek employees can access up to $15,000 in forgivable down payment assistance through the city's own employee program. The Charleston Trident Urban League offers additional down payment help for buyers across the tri-county area, and Habitat for Humanity of Berkeley County provides affordable homeownership with 1% interest mortgages averaging $550-$650 per month. By stacking state and local resources, Goose Creek buyers can significantly reduce their upfront costs.
City Programs in Goose Creek
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| City of Goose Creek Employee Down Payment Assistance Program | Forgivable Loan | Up to $15,000 (varies by income: up to $15,000 below 80% AMI, up to $12,500 at 80-100% AMI, up to $7,500 above 100% AMI) | No | View → |
- Type:
- Forgivable Loan
- Amount:
- Up to $15,000 (varies by income: up to $15,000 below 80% AMI, up to $12,500 at 80-100% AMI, up to $7,500 above 100% AMI)
- First-time only:
- No
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 Trident Urban League First-Time Homebuyer Program | Grant | Down payment and closing cost assistance (amount varies based on funding availability) | Yes | View → |
| Founders Federal Credit Union First-Time Homebuyer Program | Zero-Interest Loan | Finance up to $350,000 with only $1,000 minimum in the transaction; no PMI required | Yes | View → |
| Habitat for Humanity of Berkeley County Homeownership Program | Zero-Interest Loan | 1% interest mortgage with homes averaging approximately $120,000. Monthly payments of $550-$650 including escrow. | Yes | View → |
| Palmetto CAP Affordable Housing Program | Grant | Subsidized home purchase price with potential additional subsidies for qualified buyers | Yes | View → |
- Type:
- Grant
- Amount:
- Down payment and closing cost assistance (amount varies based on funding availability)
- First-time only:
- Yes
- Type:
- Zero-Interest Loan
- Amount:
- Finance up to $350,000 with only $1,000 minimum in the transaction; no PMI required
- First-time only:
- Yes
- Type:
- Zero-Interest Loan
- Amount:
- 1% interest mortgage with homes averaging approximately $120,000. Monthly payments of $550-$650 including escrow.
- First-time only:
- Yes
- Type:
- Grant
- Amount:
- Subsidized home purchase price with potential additional subsidies for qualified buyers
- First-time only:
- Yes
How to Apply
Step 1: Check your eligibility. For the SC Housing Homebuyer Program, the income limit for Berkeley County is above $126,000 for one or two-person households. Review current limits on the SC Housing website or call (803) 896-2211. If you are a City of Goose Creek employee, ask HR about the Employee Down Payment Assistance Program offering up to $15,000.
Step 2: Complete homebuyer education. SC Housing programs require a HUD-approved homebuyer education course. Call (800) 569-4287 to find a HUD-approved housing counselor in the Charleston metro area. The Charleston Trident Urban League also offers homebuyer education and counseling.
Step 3: Contact a participating lender. SC Housing works with over 100 approved lenders statewide. Ask about the SC Housing Homebuyer Program, Palmetto Home Advantage, and Palmetto Heroes (if you qualify as a teacher, nurse, veteran, or first responder). Also contact the Charleston Trident Urban League for additional down payment and closing cost assistance in the tri-county area.
Step 4: Get pre-approved for a mortgage. Your lender will determine which programs you qualify for and the maximum assistance available. Have your income documentation, tax returns, and employment history ready. Founders Federal Credit Union offers a no-PMI first-time homebuyer mortgage up to $350,000.
Step 5: Find a home within program limits. The SC Housing Homebuyer Program has county-specific purchase price limits for Berkeley County. Your lender can confirm the current limits for all programs you're using.
Step 6: Submit your application and close. Once you have a signed purchase contract, your lender will process your program applications alongside your mortgage. Plan for a typical closing timeline of 30-45 days.
Frequently Asked Questions
How much down payment assistance can I get in Goose Creek?+−
Do I have to be a first-time homebuyer to qualify?+−
What is the maximum home price I can pay in Goose Creek?+−
What homebuyer education is required?+−
What is the City of Goose Creek Employee DPA program?+−
Can I buy a home in Goose Creek with no money down?+−
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