South Carolina is a state where coastal charm meets Southern hospitality, from the historic streets of Charleston and the vibrant energy of Columbia to the scenic foothills around Greenville. Whether you’re drawn to the coast, the capital, or the mountains, homeownership here can be a dream for many.
To make that dream a reality, South Carolina offers a variety of down payment assistance (DPA) programs. These come in several forms including grants, forgivable loans, and low-interest second mortgages. They are all designed to reduce the upfront costs of buying a home.
This guide highlights some of the state’s most widely available and well-funded programs to help first-time and income-qualified buyers get started. It’s not an exhaustive list, but it’s a solid foundation for exploring your options. We’ll continue to update this resource as new programs emerge and existing ones evolve.
Statewide Down Payment Assistance Programs
South Carolina offers several statewide programs through SC Housing that aim to support homeownership by lowering upfront costs for buyers. These are typically accessed through participating lenders and offer assistance in the form of forgivable or deferred loans.
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SC Housing Homebuyer Program
The SC Housing Homebuyer Program offers a fixed-rate 30-year mortgage paired with $10,000 in down payment and closing cost assistance. The assistance is structured as a forgivable second mortgage with 0% interest and no monthly payments. The remaining balance becomes due if the home is sold, refinanced, or no longer occupied as the borrower’s primary residence before the assistance matures, and the assistance is fully forgiven after 15 years of owner occupancy.
Eligibility: Requirements and income limits vary by county. In Aiken County, buyers generally must be first-time homebuyers or qualify for the veteran exception, earn no more than $95,800 for a one- or two-person household or $110,170 for a household of three or more, and purchase a home priced at $450,000 or less. A minimum 640 credit score and homebuyer education are also required.
County First Initiative
The County First Initiative combines a reduced fixed mortgage rate with $10,000 in down payment and closing cost assistance. The assistance is a 0% forgivable second mortgage with no monthly payments. The remaining balance becomes due upon sale, refinancing, or loss of primary-residence status before maturity, and the assistance is fully forgiven after 15 years.
Eligibility: FHA, VA, and USDA financing is available to first-time and repeat buyers purchasing in Abbeville, Allendale, Bamberg, Barnwell, Beaufort, Calhoun, Cherokee, Chester, Chesterfield, Clarendon, Colleton, Darlington, Dillon, Edgefield, Fairfield, Florence, Georgetown, Hampton, Horry, Jasper, Kershaw, Laurens, Lee, Marion, Marlboro, McCormick, Newberry, Orangeburg, Saluda, Union, or Williamsburg County. Buyers must meet the SC Housing Homebuyer Program’s applicable income and purchase-price limits and cannot own another principal residence at closing.
Palmetto Home Advantage
Palmetto Home Advantage is a flexible statewide option for first-time, repeat, and move-up buyers. Borrowers can select assistance equal to 0%, 3%, or 4% of the first-mortgage amount. The 3% and 4% options are provided through a 0% forgivable second mortgage with no monthly payments. The unpaid balance is due if the home is sold, refinanced, or stops being the borrower’s primary residence before maturity, and the assistance is fully forgiven after 10 years.
Eligibility: The program supports conventional, FHA, VA, and USDA financing for new and existing homes. It has a $140,000 borrower-income limit, regardless of household size, no program sales-price ceiling, and a minimum credit score of 640.
SC Housing Made It Home
SC Housing Made It Home provides $25,000 in down payment and closing cost assistance for designated newly constructed homes. The assistance is a 10-year, 0% forgivable second mortgage with no monthly payments. The remaining balance is due upon sale, refinancing, or loss of primary-residence status before maturity, and the assistance is fully forgiven after 10 years.
Eligibility: The program covers 130 designated homes in Columbia, Darlington, Rock Hill, Spartanburg, and Sumter. Each home is priced at $200,000 or less and has at least three bedrooms, two bathrooms, and 1,200 square feet. The income limit is $135,000 when the buyer uses an approved lender’s mortgage; buyers using an SC Housing bond mortgage must meet the applicable county limits and first-time-buyer rules.
Down Payment Assistance Programs by County
Some counties in South Carolina operate their own DPA programs, particularly targeting lower-income households or rural homebuyers. These programs are often layered with federal funding like HOME or CDBG.
Richland County Homeownership Assistance Program RCHAP
The Richland County Homeownership Assistance Program offers eligible buyers up to $24,500 in down payment and closing cost assistance. The assistance is provided through a 0%-interest deferred loan with no monthly payments. Assistance below $15,000 carries a five-year lien period, while assistance of $15,000 or more carries a 10-year lien period.
Eligibility: Buyers must be first-time homebuyers purchasing a detached single-family home in unincorporated Richland County or the Town of Blythewood. Household income cannot exceed 80% of AMI, currently $73,900 for a family of four. The purchase-price limit is $228,000 for an existing home or $273,000 for new construction, and the property must pass inspection.
Greenville County Homebuyer Assistance Program
Greenville County’s Homebuyer Assistance Program offers up to $20,000 in down payment and closing cost assistance through a 0% non-amortizing subordinate loan. The outstanding assistance must be repaid if the home is sold before the subsidy term is completed, and the property cannot be rented during that term. The assistance is forgiven over 10 years.
Eligibility: Buyers must be first-time homebuyers or have had no homeownership interest during the previous three years, earn no more than 80% of AMI, contribute at least $500, complete homebuyer education, and purchase a primary residence in Greenville County outside the City of Greenville. The price limit is $425,000 for a new or existing home and $195,000 for an eligible manufactured home.
Lexington County Homebuyer Assistance Program
The Lexington County Homebuyer Assistance Program provides up to $5,000 for a buyer’s down payment or closing costs through a deferred forgivable loan. Prorated repayment is required if the buyer sells the home or stops using it as a primary residence within five years, and the assistance is fully forgiven after five years.
Eligibility: Applicants must be employed, meet HUD income limits, qualify for a fixed-rate mortgage without a co-signer, and complete the county’s housing counseling and education program. The current four-person income limit is $74,150. The sales-price limit is $233,000 for an existing home or $295,000 for new construction. Manufactured and mobile homes are ineligible, and the property must have been built after 1977.
Down Payment Assistance Programs by City
Many South Carolina cities offer their own support for buyers purchasing within city limits. These programs often go beyond simple grants, offering creative financing models that reduce the need for traditional down payments.
City of Spartanburg Homebuyer Assistance Program
The City of Spartanburg Homebuyer Assistance Program offers up to $20,000 in down payment and closing cost support through a 0% non-amortizing subordinate loan secured by a restrictive covenant. The assistance is forgiven over 20 years, depending on the amount received.
Eligibility: Buyers must generally be first-time homebuyers earning no more than 80% of AMI, although households earning between 80% and 100% of AMI may qualify when purchasing certain eligible properties. Buyers must contribute at least $500, obtain a third-party inspection, and purchase a primary residence within city limits. The price limit is $237,000 for an existing home or $273,000 for new construction.
Northside Development Group Spartanburg Homebuyer Assistance Program
The Northside Development Group Spartanburg Homebuyer Assistance Program provides up to $20,000 to eligible buyers purchasing a primary residence in Spartanburg’s Northside neighborhood.
Eligibility: First-time buyers and qualifying local heroes may earn up to 200% of AMI. Buyers at or below 80% of AMI may qualify for up to $20,000, while buyers between 80% and 200% of AMI may qualify for up to $10,000. District 7 employees may qualify without an income limit. Local heroes include teachers, first responders, police officers, firefighters, and nonprofit employees. A fixed-rate mortgage, approved homebuyer education, and an affordable monthly payment are required.
City of Rock Hill First Time Homebuyer Program
The Rock Hill First-Time Homebuyer Program offers up to $5,000 in down payment and closing cost assistance through a deferred second mortgage. The second mortgage is forgiven in annual increments over five to 20 years, depending on the applicable funding source.
Eligibility: Buyers must be first-time homebuyers purchasing a primary residence within Rock Hill city limits, earn less than 80% of AMI, complete education and counseling, have a credit score of at least 620, maintain a debt-to-income ratio below 57%, and hold reserves equal to at least 1.5% of the home price.
City of Florence First Time Homebuyers Program
The City of Florence First-Time Homebuyers Program offers qualifying applicants up to $30,000 in down payment and closing cost assistance.
Eligibility: Applicants must be income-eligible first-time homebuyers and complete the city’s application and homebuyer preparation requirements. Assistance availability and property-specific requirements are confirmed during the city’s application process.
Additional Down Payment Assistance Programs in South Carolina
Here are other programs that were not highlighted above but are still worth exploring.
Statewide Programs
- Chenoa Fund (nationwide program available in South Carolina)
- SC Housing Palmetto Heroes
- SC Housing First-Generation Homebuyer Initiative
- SC Housing Families With Disabilities Homebuyer Program
- SC Housing Housing Choice Voucher Homeownership Program
City and Employer Programs
- City of Columbia City Lender Program
- Beaufort Memorial Employer Assisted Housing Program
- City of Goose Creek Employer Assisted Homebuyer Program
- City of Greenville Employer Assisted Homebuyer Program
- PRISMA Health Employer Assisted Housing Program
- Town of Bluffton Homebuyer Assistance Program
- Spartanburg Regional Healthcare System Employee Homebuyer Assistance Program
What Is AMI?
Many down payment assistance programs in South Carolina require applicants earn no more than a certain percentage, often 80%, of the area median income (AMI) where they're purchasing.
How it works: If you're purchasing a home in a locale where the area median income is $94,000, and the program you're applying for allows you to earn up to 80% AMI, you could have an income of as much as $75,200 and potentially qualify for assistance.
You can search for AMI by property address using the Fannie Mae AMI Lookup Tool .
Buying a Home With Down Payment Assistance
Owning a home in South Carolina means more than finding a place to live. It's about joining communities rich with Southern charm, coastal beauty, and vibrant local culture. Fortunately, a variety of down payment assistance programs across the state are making that dream more achievable for many buyers. As you prepare for your purchase, stay informed about current mortgage rates and use our loan calculators to see how different assistance options could work for you. With the right planning, you’ll be ready to open the door to homeownership in South Carolina.
Check with the organization directly for the most recent guidelines. While programs were fact-checked at the time of writing, requirements change often, and programs become unavailable when funds are exhausted.
