Homebuyer Programs in North Charleston, SC (2026)
North Charleston is the third-largest city in South Carolina and sits at the heart of the Charleston metro area, offering more affordable home prices than neighboring Charleston with a median around $315,000. While the city does not currently operate its own down payment assistance program, North Charleston buyers benefit from strong state and nonprofit options. The SC Housing Homebuyer Program and Palmetto Home Advantage each provide up to $10,000 or 4% of the loan amount in forgivable assistance, while the Palmetto Heroes Program offers $10,000 for public service professionals. Locally, the Charleston Trident Urban League provides homebuyer education and DPA grant assistance, Charleston Habitat for Humanity builds affordable homes in North Charleston, and the Ameris Choice Down Payment Assistance Program offers up to $7,500 for buyers in designated areas. By stacking state and nonprofit programs, North Charleston buyers can significantly reduce their out-of-pocket costs at closing.
Top Homebuyer Programs in North Charleston
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| Ameris Choice Down Payment Assistance Program | Grant | Up to $7,500 | Yes | 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 → |
| 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+ | Forgivable Loan | Up to $15,000 in home purchase assistance for down payment and closing costs | 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 → |
| 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 → |
| 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 → |
| 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:
- Grant
- Amount:
- Up to $7,500
- First-time only:
- Yes
- 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:
- 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:
- Forgivable Loan
- Amount:
- Up to $15,000 in home purchase assistance for down payment and closing costs
- 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
- 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:
- 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:
- 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
How to Apply
- Step 1:
Check your eligibility. Most state programs require household income at or below 80% of the Area Median Income for Charleston County. Review income limits on the SC Housing website or contact the Charleston Trident Urban League at (843) 769-8173 for personalized guidance.
- Step 2:
Complete homebuyer education. Contact the Charleston Trident Urban League (CTUL), a HUD-approved counseling agency, to register for their monthly First-Time Home Buyers workshop. CTUL provides debt reduction counseling, financial literacy training, and assistance applying for grants and loans.
- Step 3:
Explore the Ameris Choice Down Payment Assistance Program. This program provides up to $7,500 in DPA for first-time buyers purchasing in designated affordable housing community development areas in Charleston County. Contact Ameris Bank for eligibility details.
- Step 4:
Get pre-approved through an SC Housing participating lender. Visit the SC Housing website to find approved lenders who can combine your first mortgage with state down payment assistance from the SC Housing Homebuyer Program, Palmetto Home Advantage, or Palmetto Heroes Program.
- Step 5:
Consider Charleston Habitat for Humanity. If you qualify based on income and housing need, Habitat offers affordable no-interest mortgages with payments capped at $500-$600 plus escrow. You must live or work in North Charleston for at least 6 months and complete 400 hours of sweat equity. Contact Charleston Habitat at (843) 203-4025.
- Step 6:
Find a home and submit your application. Work with your lender and real estate agent to find a home within program price limits. Submit all required documentation and allow 30-60 days for program processing.