SC Palmetto Heroes 2026 — why it sells out in 28 days and how to be ready
Palmetto Heroes gives South Carolina public servants $10,000 in DPA. Demand always exceeds supply — in 2025, the annual allocation sold out in 28 days. Being pre-approved and ready before the program reopens is the only way to capture it.
Who qualifies as a Palmetto Hero
- Teachers.
- Nurses.
- Law enforcement officers.
- Correctional officers.
- Firefighters.
- EMTs and paramedics.
- Veterans.
- Active-duty military and National Guard members.
That's SC Housing's official 2026 eligibility list — note that Veterans qualify alongside active duty.
How the program structures the assistance
$10,000 in DPA as a forgivable 0% second mortgage with no monthly payment, on a 15-year term. Stay through the term and it's forgiven; sell or refinance early and the remaining lien is repaid at that point.
First mortgage is a SC Housing standard first at HFA-program pricing — typically competitive with conventional. Pairs with FHA, conventional, USDA, or VA first.
Why timing matters — the 28-day window
SC Housing allocates Palmetto Heroes funding annually, and it depletes fast: the 2025 allocation went in 28 days, and the 2026 round opened March 16 and closed April 13 after 272 loans registered. Buyers without pre-approval who saw the announcement and tried to start the process were too late both years.
Strategy: Get pre-approved BEFORE the program reopens. Have your scenario, documentation, and offer-ready in place. When SC Housing announces the new year's funding, your file can be submitted within days — not weeks.
Charleston $325K scenario — what the savings look like
| Item | Without Palmetto Heroes | With Palmetto Heroes |
|---|---|---|
| Down payment | $11,375 (3.5% FHA) | $1,375 net |
| Closing costs | ~$8,500 | ~$8,500 (covered partially) |
| Cash to close | ~$19,875 | ~$9,875 |
| 5-year DPA position | — | $10K still owed at sale |
Common questions
Can I qualify if I'm a teacher at a private school?
Only public school employees qualify on the educator path. Private school teachers don't currently qualify for Palmetto Heroes.
Does the program require staying employed?
Not after closing. Even if you change careers, the DPA terms don't change.
Can I stack with SC Mortgage Credit Certificate?
Yes — MCC can layer with Palmetto Heroes for additional tax credit savings.
Is there a credit minimum?
Typically 640 across SC Housing programs. Some flex with strong overall file.
How Mike + Cornerstone help
I'm licensed in South Carolina. We pre-approve Palmetto Heroes-eligible buyers well before each annual opening. When SC Housing announces 2026 funding, the buyers with prepped files capture the allocation. Those without get the disappointment of watching it sell out before they finish documentation.
Talk to Mike first Get pre-approved
No pressure, no commitment. Free 20-minute consult. Mike will look at your scenario and tell you straight whether this works for you.