Updated · Mike Certo, NMLS #260555
South Carolina Down Payment Assistance Programs
South Carolina buyers hear "$10,000 from SC Housing" and picture one grant. It is actually a menu of programs with different amounts, terms, and funding windows, and none of them is a grant. This guide lays out the 2026 SC Housing down payment assistance programs, who each one fits, and which door is open right now.
Program figures verified August 2026 against SC Housing. Amounts, credit floors, income caps, and funding status change through the year, confirm your county's current figure before you shop.
Does South Carolina have down payment assistance?
Yes, and more of it than most buyers realize. The state runs its programs through SC State Housing, the South Carolina State Housing Finance and Development Authority. The core menu is five state programs, and several cities and counties layer their own assistance on top. Each program is a forgivable second mortgage that lowers the cash you bring to closing. You pick one per purchase, and the right choice comes down to your county, income, credit, and whether you have owned a home before.
The 2026 South Carolina down payment assistance programs
Here is the full state menu, checked against SC Housing in August 2026. Every entry is a forgivable second at 0% interest with no monthly payment, subject to fund availability.
| Program | 2026 assistance | Structure | Who it fits |
|---|---|---|---|
| Homebuyer Program | $10,000 (current program guide) | Forgivable second, 0%, forgiven at 15 years | First-time buyers within county income and price limits (waived in targeted counties) |
| Palmetto Home Advantage | 0%, 3%, or 4% of the loan amount | Forgivable second, 0%, forgiven at 10 years | First-time AND repeat buyers, borrower income to $135,750, no sales-price limit |
| First-Generation | $10,000 | Forgivable second, 0%, forgiven at 15 years | Buyers where neither they nor their parents have owned a home (FHA/VA/USDA) |
| County First | Up to $8,500 | Forgivable second | Buyers in designated counties |
| Palmetto Heroes | $10,000 | Forgivable second, annual allocation | Teachers, nurses, first responders, and Veterans (2026 round closed April 13) |
Sources: SC Housing homebuyer programs, SC Housing income and home-price limits. Figures verified August 2026; program parameters change, and you use one program per closing.
The Homebuyer Program: the year-round path
The Homebuyer Program is SC Housing's always-open option: a 30-year fixed first mortgage (FHA, VA, USDA, or conventional) with forgivable assistance layered on as a second lien. The assistance is $10,000 per the current program guide, at 0% with no monthly payment, forgiven once you complete the 15-year term in the home. Income and home-price limits apply by county, and the assistance amount is set by current program availability, so we confirm it on your file the day we price it. In non-targeted counties you need to be a first-time buyer; targeted counties waive that.
Palmetto Home Advantage: the flexible option
Palmetto Home Advantage is the statewide program built for a wider range of buyers. Assistance comes at 0%, 3%, or 4% of the first mortgage amount as a forgivable second with a 10-year term. Two things set it apart. It has no first-time requirement, so move-up and repeat buyers qualify. And on a conventional first mortgage it comes with reduced mortgage insurance. The qualifying-income limit is a flat $135,750, and that counts the borrower's income, not total household income, and it is not adjusted for family size. The minimum credit score is 640.
Income and price limits are county-specific
Do not trust a single statewide dollar figure you find online. For the Homebuyer Program, income and home-price limits are set by county and household size, and SC Housing updates them during the year. Palmetto Home Advantage is the exception with its flat $135,750 borrower-income cap. Pull your county's current numbers from SC Housing's limits schedule, or send us your county and we will check it against your scenario.
Palmetto Heroes closed for 2026, here is the timing move
Palmetto Heroes is the $10,000 program for teachers, nurses, law enforcement, firefighters, EMTs, paramedics, and Veterans. It is annual and its funding is limited. The 2026 round opened March 16 and was fully reserved by April 13. If you are a public servant planning a 2027 purchase, the winning move is a file that is already fully pre-approved before the next announcement, because the money goes first-come, first-served. We break down that timing strategy in our post on why Palmetto Heroes sells out in 28 days.
Where the conforming limit comes in
Assistance layers onto a first mortgage, and for 2026 that first mortgage is conforming up to the FHFA baseline of $832,750 for a one-unit home. That baseline applies in every South Carolina county, since none is designated high-cost for 2026. Nearly every assistance-eligible purchase sits far below that number, so the limit rarely binds for down payment assistance buyers, but it is worth knowing where the jumbo line falls.
Your next step
A 20-minute call is enough to tell you which program actually fits, and whether assistance beats a standard conventional loan on total cost. Bring your county, household income, and a FICO ballpark. Our team calls you back shortly. No commitment, no salesy follow-up.
Related South Carolina guides
- South Carolina first-time home buyer guide, who qualifies and how the loan types compare
- All South Carolina loan programs
- The 2026 South Carolina home loan guide
- How much down payment help can I get from SC Housing in 2026?
- Talk to Mike first
FAQ
Does South Carolina have down payment assistance?
Yes. SC State Housing runs a full down payment assistance menu: the year-round Homebuyer Program, Palmetto Home Advantage, the First-Generation program, County First, and the annual Palmetto Heroes round. Several cities and counties, including Charleston and Greenville, run their own programs on top. Each is a forgivable second mortgage, and you use one program per purchase.
Is SC Housing down payment assistance a grant or a loan?
It is a forgivable loan, not a grant. The assistance is a second mortgage at 0% interest with no monthly payment, forgiven after you stay in the home for the full term, 15 years on the Homebuyer Program, 10 years on Palmetto Home Advantage. Sell, refinance, or move out before then and the remaining balance is repayable. That is why we walk the payoff math before you commit.
How much down payment assistance can you get in South Carolina?
The Homebuyer Program provides $10,000 per the current program guide, structured as a 0% no-payment second. Palmetto Home Advantage provides 3% or 4% of your loan amount. First-Generation adds $10,000 for qualifying buyers, County First up to $8,500 in designated counties, and Palmetto Heroes $10,000 in its annual round. Local city and county programs, such as Charleston and Greenville, can reach $20,000, but you use one program per closing.
Do you have to be a first-time buyer to get down payment assistance in South Carolina?
Not always. The Homebuyer Program generally targets first-time buyers, though its first-time requirement is waived in the state's targeted counties. Palmetto Home Advantage has no first-time requirement at all, so move-up and repeat buyers are eligible. The right program depends on your county, income, and whether you have owned before.
What credit score do you need for SC Housing down payment assistance?
SC Housing assistance programs require a 640 minimum credit score, including Palmetto Home Advantage. Some first-mortgage floors vary by loan type in the current program handout, so verify your loan type's minimum before you shop. A homebuyer education course is also required before your loan is approved.
Can you combine two South Carolina down payment assistance programs?
No. You use one down payment assistance program per purchase. The right one depends on your income, county, credit, and whether you have owned before. We model the options side by side on your actual numbers, and sometimes the honest answer is that a no-assistance conventional loan costs you less overall.
Is Palmetto Heroes still available in 2026?
No. Palmetto Heroes is an annual round with limited funding. The 2026 round opened March 16 and closed April 13, 2026 after the funds were reserved. It offers $10,000 to teachers, nurses, law enforcement, firefighters, EMTs, and Veterans, and it typically reopens the following spring. Get fully pre-approved before the next announcement so you can move on day one.
What are the income limits for South Carolina down payment assistance?
The Homebuyer Program uses county-specific income and home-price limits that adjust through the year, so there is no single statewide figure, you look up your county in SC Housing's current limits schedule. Palmetto Home Advantage is the exception, with a flat $135,750 limit that counts borrower income, not total household income, and is not adjusted for family size.