South Carolina has the coast, the capital, and the upstate, along with growth that is spilling over from Charlotte into York County. If you are planning a purchase in 2027, this guide covers Charleston, Columbia, Greenville, Myrtle Beach, and Fort Mill, the loan types we can help you compare, and the state housing agency that may be worth a look. Shay Yates and the True North Yates Group team are a small, Springfield, Missouri based team licensed to lend in South Carolina, and we answer the phone. You can also read our South Carolina page for a quick overview.
Where buyers are looking in South Carolina
Here is a quick tour of places we hear about often. This is not a ranking and not advice about where anyone should live. It is simply a starting point for your own search.
Charleston
A coastal city with historic neighborhoods and a large surrounding metro in Berkeley and Dorchester counties. Flood and wind insurance are part of the conversation.
Columbia
The capital and the home of Fort Jackson, with a steady market and a wide range of price points.
Greenville
An upstate city with a lively downtown and a busy market across Greenville and Spartanburg counties.
Myrtle Beach
A Grand Strand city where growth in neighboring Horry County has been strong, with a mix of year round and vacation neighborhoods.
Fort Mill
In York County near the North Carolina line, with a lot of new construction and a close tie to the Charlotte market.
Loan programs to know in South Carolina
Most South Carolina buyers end up choosing among a handful of loan types. We compare them side by side for your situation, with no pressure.
- Conventional loans. A flexible choice for buyers with solid credit, and often a good fit for larger purchases or second homes.
- FHA loans. Government insured loans designed with flexible credit and smaller down payments in mind, a common route for first-time buyers.
- VA loans. A benefit for eligible Veterans, service members, and some surviving spouses. Fort Jackson, Joint Base Charleston, and several other installations make South Carolina a state with a large military community.
- USDA loans. Many South Carolina towns outside the larger metros may be USDA eligible, so check an address on the USDA map.
- First-time buyer programs. Help from SC Housing, covered below.
First-time buyer help from SC Housing
SC Housing (South Carolina State Housing Finance and Development Authority) is the state agency behind homebuyer programs in South Carolina. SC Housing offers homebuyer programs, including Palmetto Heroes for eligible essential workers, Veterans, and military members, which has run seasonally when funds are available. Programs run through approved lenders, so ask us what is open and whether you may qualify.
Program details, limits, and which lenders take part are set by the agency and can change, so please check the agency's own site, SC Housing, for the latest. We do not want to promise anything the agency has not. What we can do is look at your situation and tell you honestly what to ask about.
A local thing worth asking about
Palmetto Heroes has run seasonally when funds are available, so timing matters. Ask us what is currently open.
How we work with South Carolina buyers
The path is the same wherever you are buying. First comes a no pressure conversation about your goals and your budget. Next we look at loan options and, if it makes sense, get you pre-approved so your offer stands out. Once you are under contract, we keep you posted at every step, from the appraisal to the closing table, and we explain each document in plain English. If a question comes up at 9 at night, send a text.
Next steps
Not sure where to start? Start with a simple conversation. We will listen first, then map out a plan that fits your timeline. You can see where we lend on our states we serve page, read the South Carolina page, send us a note on the contact page, or start your application. Shay and the team are just a text away.
Frequently asked questions
Is Shay licensed to help with a home loan in South Carolina?
Yes. Shay Yates (NMLS 2172921) is licensed through Southwest Funding to originate loans in South Carolina. Licensing details are on our South Carolina page, and you can verify any loan officer at nmlsconsumeraccess.org.
Does South Carolina have a first-time buyer program?
Yes. SC Housing offers homebuyer programs through approved lenders, and some are seasonal. Ask us what is open and whether you may qualify.
What is Palmetto Heroes?
It is an SC Housing program aimed at eligible essential workers, Veterans, and military members. It has run seasonally when funds are available, so ask us about timing.
Do I need to live in Missouri to work with you?
No. Our team works with buyers in South Carolina and other states by phone, text, and secure online tools, so you can apply and move through the process from home. Reach us any time on the contact page.
This post is general information, not financial advice or a commitment to lend. Programs and eligibility vary and are subject to credit and property approval. Talk with a loan officer about your situation.