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South Carolina FHA Loans

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2018 South Carolina FHA Loan Requirements

South Carolina FHA Loan | Limits | Requirements | Apply

Our goal is to provide you with all of the information and tools you need in order to determine if a FHA loan is right for you. On this page, you can view the 2019 South Carolina FHA loan guidelines, view loan limits by county, and calculate your monthly payment.  These guidelines include the FHA requirements related to credit history, income, employment, and the type of property you want to purchase.  After reading the loan requirements and loan limits, you can use our detailed FHA calculator, which will allow you to see what your monthly payment, mortgage insurance, and monthly escrow will be.

One of the most common questions people ask is regarding where in South Carolina FHA loans are available. They are available throughout every county of the state, and you can view the max lending limits for your county below.  FHA mortgages are especially popular in urban areas, such as: Charleston, Columbia, Greenville, Mount Pleasant, and North Charleston.  However, you can finance a home purchase with a FHA loan in smaller towns and rural areas as well.

South Carolina FHA Loan Requirements

Keep in mind that each application is looked at individually, and FHA loans have a considerable amount of leniency in what is required for an approval. There are some concrete loan requirements set out by the FHA though, which dictates what loans they will insure. The following information is written in the context of buying a home with a FHA loan. If you already have a FHA loan, or if you wish to refinance into a FHA loan, please click here to learn about FHA refinancing.

The mandatory South Carolina FHA loan requirements for a home purchase are as follows:

  • Primary Residence – You must occupy the home that you intend to purchase and have it be your primary residence. The FHA does not insure investment properties. Multifamily homes are allowed, which can have up to 4 units, but you must occupy at least one of them for it to be eligible for a FHA home loan in South Carolina.
  • Credit Score – A credit score of 580 or higher is needed for FHA loans.  This includes first time home buyer mortgages, repeat buyer loans, and any FHA refinance program.
  • Job History – Proof of employment for 2 years is required. It is ok if you have changed jobs, but you need to show consistency of income.
  • Income Documentation – Pay stubs and tax returns are required to show employment income, as well as bank statements, including your checking or savings accounts.
  • DTI Ratio – Your monthly debts, including your new mortgage payment, must not exceed 43% of your bring home income.  What you want to do is calculate all of your current monthly debts (do not include anything that does not show on your credit report – only those that appear on a credit report are counted).  Then, take the total of your current debts, plus what your expected new mortgage payment, and get a total.  Let’s say your current monthly debts are $750 and your new mortgage payment will be $1,000/month.  Your total monthly debts would be $1,750.  Compare this amount to your monthly income to calculate your DTI ratio.  Your monthly debts compared to your monthly income shall not exceed 43% for you to qualify for a FHA loan.

You can calculate your new FHA payment below. Not sure what your FHA interest rate will be?  We can provide you with a free consultation and rate quote.

FHA Mortgage Calculator


Total Monthly Payment


FHA base loan amount$0
FHA upfront MIP 1.75%$0
FHA total loan amount$0
Principal & interest$0
FHA MIP 0%$0
Monthly escrow$0
Down payment0%

  • Price of Home – Enter the price of the home you want to buy. If you do not have a home in mind yet, just add in a number in the range you expect to want to buy a home for.
  • Mortgage – The second field titled “mortgage”, is by default on a 30 year fixed loan schedule.  This is the most common loan repayment schedule selected for FHA loans.  You can change it to 20 years, 15 years, or 10 years if you want a shorter loan amortization.
  • Interest Rate – The interest rate a borrower receives depends on their credit, income, and other qualifying factors.  To get an actual rate quote, you will need to speak with a licensed loan officer.  You can call 1-800-731-3560 to speak with get prequalified and get a rate quote.
  • Down Payment – FHA loans require a 3.5% down payment.  If you would like to put more down, add in more into the down payment field.  Please note that not everyone will qualify for a 3.5% down payment, and of course, not all applicants are approved for a loan at all.  The 3.5% is the amount that many FHA loan applicants will be allowed as a minimum down payment.
  • Property Taxes – Add the annual taxes for the home you want to buy.  To find out how much the annual property taxes are, check with the county assessor.  You can also ask a real estate agent to help you find out what the exact annual property taxes are for a home you are interested in.
  • Annual Insurance – The amount that the annual homeowners insurance will cost depends on the property you intend to buy, your homeowners insurance claim history (if you have owned a home before, and had to make a claim), and the specific homeowners insurance company that you select to insure your home.
  • Down Payment – This is the percentage that is calculated based upon the home purchase price and the down payment amount.

After submitting information into these fields, it will calculate how much the FHA mortgage payment will be based upon what is inputted.  The next set of data presented on the right side and shows under the total monthly payment is as follows:

  • FHA Base Loan Amount -This is the amount of your loan after subtracting your down payment from the total, but prior to adding in the FHA upfront mortgage insurance premium (UPMIP).
  • FHA Upfront MIP – All FHA loans require a 1.75% upfront mortgage insurance premium to be paid. This is calculated from the base loan amount. This 1.75% is the same for any borrower and on any type of FHA loan. It does not vary from one FHA lender to another.
  • FHA Total Loan Amount – This is the combined total of your FHA base loan amount (after subtracting the down payment), along with the FHA UPMIP. You have the option to pay the FHA UPMIP amount out of pocket, or you can wrap it into the loan amount.  Most decide to include it in the loan amount, so we have it automatically added on the calculator.
  • Principle and Interest – This is the amount of your mortgage payment before adding mortgage insurance, and property taxes, and property insurance.
  • FHA MIP – This is the monthly mortgage insurance premiums required on all FHA loans.   The amount depends on the type of loan, how many years the repayment schedule is (such as 15 years or 30 years), and the loan-to-value (LTV) ratio.  A 15 year loan with a LTV less than 90%, the monthly MIP will be 0.45%.  A 15 year loan with a LTV greater than 90%, the monthly MIP will be 0.70%.  For a 30 year loan with a LTV less than 95% the monthly MIP is 0.80%.  For a 30 year loan with a LTV greater than 95%, the monthly MIP is 0.85%.
  • Monthly Escrow – This is how much your property taxes and property insurance is after taking the annual amounts and dividing them by 12 monthly payments.

Would you like to receive more information or apply for a FHA loan?

2019 South Carolina FHA Loan Limits
View the current FHA loan limits for South Carolina. Match your county with the number of units the home you want to purchase has. This will inform you of the maximum loan size allowed with FHA financing for your property/location.

County Single Family (1 Unit) 2 Units 3 Units 4 Units
ABBEVILLE $314,827 $403,125 $487,250 $605,525
AIKEN $314,827 $403,125 $487,250 $605,525
ALLENDALE $314,827 $403,125 $487,250 $605,525
ANDERSON $314,827 $403,125 $487,250 $605,525
BAMBERG $314,827 $403,125 $487,250 $605,525
BARNWELL $314,827 $403,125 $487,250 $605,525
BEAUFORT $350,750 $449,000 $542,750 $674,500
BERKELEY $388,700 $497,600 $601,500 $747,500
CALHOUN $314,827 $403,125 $487,250 $605,525
CHARLESTON $388,700 $497,600 $601,500 $747,500
CHEROKEE $314,827 $403,125 $487,250 $605,525
CHESTER $317,400 $406,300 $491,150 $610,400
CHESTERFIELD $314,827 $403,125 $487,250 $605,525
CLARENDON $314,827 $403,125 $487,250 $605,525
COLLETON $314,827 $403,125 $487,250 $605,525
DARLINGTON $314,827 $403,125 $487,250 $605,525
DILLON $314,827 $403,125 $487,250 $605,525
DORCHESTER $388,700 $497,600 $601,500 $747,500
EDGEFIELD $314,827 $403,125 $487,250 $605,525
FAIRFIELD $314,827 $403,125 $487,250 $605,525
FLORENCE $314,827 $403,125 $487,250 $605,525
GEORGETOWN $327,750 $419,550 $507,150 $630,300
GREENVILLE $314,827 $403,125 $487,250 $605,525
GREENWOOD $314,827 $403,125 $487,250 $605,525
HAMPTON $314,827 $403,125 $487,250 $605,525
HORRY $314,827 $403,125 $487,250 $605,525
JAPSER $350,750 $449,000 $542,750 $674,500
KERSHAW $314,827 $403,125 $487,250 $605,525
LANCASTER $317,400 $406,300 $491,150 $610,400
LAURENS $314,827 $403,125 $487,250 $605,525
LEE $314,827 $403,125 $487,250 $605,525
LEXINGTON $314,827 $403,125 $487,250 $605,525
MARION $314,827 $403,125 $487,250 $605,525
MARLBORO $314,827 $403,125 $487,250 $605,525
MCCORMICK $314,827 $403,125 $487,250 $605,525
NEWBERRY $314,827 $403,125 $487,250 $605,525
OCONEE $314,827 $403,125 $487,250 $605,525
ORANGEBURG $314,827 $403,125 $487,250 $605,525
PICKENS $314,827 $403,125 $487,250 $605,525
RICHLAND $314,827 $403,125 $487,250 $605,525
SALUDA $314,827 $403,125 $487,250 $605,525
SPARTANBURG $314,827 $403,125 $487,250 $605,525
SUMTER $314,827 $403,125 $487,250 $605,525
UNION $314,827 $403,125 $487,250 $605,525
WILLIAMSBURG $314,827 $403,125 $487,250 $605,525
YORK $317,400 $406,300 $491,150 $610,400


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