Updated · Mike Certo, NMLS #260555
South Carolina Mortgage Programs
Cornerstone First Mortgage originates South Carolina mortgages through Mike Certo and his team of seasoned South Carolina-licensed loan officers. Below is the full menu of programs we run for South Carolina buyers — each one explained briefly with the key facts. For program-specific eligibility, income limits, FICO requirements, or to talk through your scenario, request more information below or call (480) 296-6513.
South Carolina Down Payment Assistance
Cornerstone is approved for both South Carolina state-level DPA programs and the major national DPA options. We run the full menu — SC Housing (South Carolina State Housing Finance and Development Authority) statewide programs plus national programs that work in South Carolina (Chenoa Fund, Arrive Home, Essex/NHF).
South Carolina state DPA programs
- SC Housing Homebuyer (Bond) Program: First-time and qualified buyer first mortgage with DPA pairing options.
- SC Housing Forgivable DPA: Forgivable down payment assistance for SC Housing first mortgage borrowers.
- Palmetto Home Advantage Program: SC Housing conventional and government first mortgage program with DPA.
- SC Housing MCC: Mortgage Credit Certificate — federal tax credit on mortgage interest.
National DPA programs (also available for South Carolina buyers)
- Chenoa Fund — FHA-paired DPA with both repayable and forgivable structures depending on income/credit profile.
- Arrive Home — national DPA for low-to-moderate income buyers, includes ITIN borrower path.
- Essex Mortgage / NHF — multi-tier DPA pairing for FHA, VA, USDA, and conventional buyers.
One DPA program per transaction. Specific eligibility (income limits, purchase-price caps, FICO thresholds, occupancy, FTHB status) varies — request more information for your specific scenario.
Buy Before You Sell (BBYS)
Bridge financing for the move-up South Carolina buyer who needs to buy their next home before their current home sells. Removes the contingency from the offer — listing agents call this the deal-saver. Cornerstone's BBYS program lets the buyer write a clean offer; we underwrite the bridge based on equity in the existing home plus the new purchase.
- Common scenario: Contract Contingent on Buyer Sale (CCBS) deals where the seller doesn't want a contingent offer; BBYS removes the contingency.
- Process: We underwrite the bridge alongside the new purchase mortgage; close concurrently or near-concurrently.
- Audience: Consumer move-up buyers AND industry listing agents who want their CCBS deal to actually close.
Self-Employed Loans
Tax returns underrepresent self-employed income because of legal deductions. Standard mortgage underwriting punishes that. We run the alternative paths for South Carolina self-employed buyers: bank-statement loans (12 or 24 months), 1099 loans, and asset-qualifier loans (qualify on liquid assets without showing income).
- Bank statement loans: Qualify on 12 or 24 months of business bank deposits with expense-factor adjustments — not deposit gross.
- 1099 loans: For contractors, gig workers, real estate agents, and other 1099-only earners — qualify on documented 1099 income.
- Asset-qualifier loans: Qualify on liquid assets (cash, brokerage, retirement) divided over an asset-utilization period.
Jumbo & Medical Professionals
Loan amounts above conforming limits — full doc, alt doc, super jumbo (above $2M), plus the standout Medical Professionals program. Up to 100% LTV with NO PMI for physicians, dentists, and a specific list of credentialed medical roles. South Carolina has substantial jumbo markets in Charleston (Mt. Pleasant, Daniel Island, Kiawah) and Greenville/Spartanburg, and Medical Professionals is a frequent SC path for doctors at MUSC, Prisma Health, Roper St. Francis, and Bon Secours.
- Medical Professionals eligible: MD, DO, DDS, DMD, DPM, DVM, PharmD, Ophthalmology MD/DO, Psychiatry MD/DO, CRNA with DNAP/DNP.
- Up to 100% LTV at $1.5M with FICO 680; 100% at $2M with FICO 720; 95% at $2M with FICO 680.
- Student loan exclusion: Deferred and IBR student loans excluded from DTI for residents and fellows on resident/fellow income.
Investor & DSCR Loans
For real estate investors buying South Carolina rental property. DSCR loans qualify on the rental income of the property — not your personal income. We finance below the 1.0 DSCR ratio that most lenders treat as the floor. Short-term rental specific products available for South Carolina Airbnb / VRBO markets.
- DSCR loans: Qualify on the rental income vs the property's debt service — not personal income.
- Below 1.0 DSCR: We finance scenarios most lenders refuse — request more information for your specific deal.
- Short-term rental specific: Airbnb / VRBO-targeted DSCR products with experienced underwriting for STR income.
First-Time Home Buyer Loans
FHA, USDA, conventional with low down payment, and South Carolina DPA-paired structures. Designed for the South Carolina buyer with real-life income and credit — not a perfect-paper applicant.
- FHA: 3.5% down, 580+ FICO published (620+ practical overlay).
- USDA: Zero down for USDA-eligible South Carolina rural areas.
- Conventional 97: 3% down, 620+ FICO.
Not sure which program fits?
Call (480) 296-6513 for a free consult, or send your scenario through the form below. Mike and his team review every South Carolina scenario and respond within one business day — no commitment, no salesy follow-up, just an honest read on what’s possible.