2026 FHA Loan Limits in South Carolina
If you’re house hunting in South Carolina, you might want to look into FHA loans. These government-backed mortgages from the Federal Housing Administration (FHA) offer an option that may be especially helpful for first-time homebuyers and those with less-than-perfect credit, and you may qualify for a very low down payment.
Here, you’ll learn about FHA loan limits and how to qualify for this type of mortgage. In 2026, the FHA loan limits in South Carolina for a single-family home range from $541,287 to $690,000, depending on the county.
South Carolina FHA loan limits by county
South Carolina single-family FHA loan limits
| County name | One unit | Two units | Three units | Four units | Median sales price |
|---|---|---|---|---|---|
| ABBEVILLE COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $180,000 |
| AIKEN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $315,000 |
| ALLENDALE COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $42,000 |
| ANDERSON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $335,000 |
| BAMBERG COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $52,000 |
| BARNWELL COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $70,000 |
| BEAUFORT COUNTY | $638,250 | $817,050 | $987,650 | $1,227,400 | $555,000 |
| BERKELEY COUNTY | $690,000 | $883,300 | $1,067,750 | $1,326,950 | $600,000 |
| CALHOUN COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $263,000 |
| CHARLESTON COUN | $690,000 | $883,300 | $1,067,750 | $1,326,950 | $600,000 |
| CHEROKEE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $165,000 |
| CHESTER COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $440,000 |
| CHESTERFIELD CO | $541,287 | $693,050 | $837,700 | $1,041,125 | $164,000 |
| CLARENDON COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $138,000 |
| COLLETON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $220,000 |
| DARLINGTON COUN | $541,287 | $693,050 | $837,700 | $1,041,125 | $209,000 |
| DILLON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $52,000 |
| DORCHESTER COUN | $690,000 | $883,300 | $1,067,750 | $1,326,950 | $600,000 |
| EDGEFIELD COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $315,000 |
| FAIRFIELD COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $263,000 |
| FLORENCE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $209,000 |
| GEORGETOWN COUN | $541,287 | $693,050 | $837,700 | $1,041,125 | $398,000 |
| GREENVILLE COUN | $541,287 | $693,050 | $837,700 | $1,041,125 | $335,000 |
| GREENWOOD COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $180,000 |
| HAMPTON COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $85,000 |
| HORRY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $340,000 |
| JASPER COUNTY | $638,250 | $817,050 | $987,650 | $1,227,400 | $555,000 |
| KERSHAW COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $263,000 |
| LANCASTER COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $440,000 |
| LAURENS COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $335,000 |
| LEE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $135,000 |
| LEXINGTON COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $263,000 |
| MARION COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $121,000 |
| MARLBORO COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $35,000 |
| MCCORMICK COUNT | $541,287 | $693,050 | $837,700 | $1,041,125 | $222,000 |
| NEWBERRY COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $188,000 |
| OCONEE COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $259,000 |
| ORANGEBURG COUN | $541,287 | $693,050 | $837,700 | $1,041,125 | $147,000 |
| PICKENS COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $335,000 |
| RICHLAND COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $263,000 |
| SALUDA COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $263,000 |
| SPARTANBURG COU | $541,287 | $693,050 | $837,700 | $1,041,125 | $274,000 |
| SUMTER COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $192,000 |
| UNION COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $274,000 |
| WILLIAMSBURG CO | $541,287 | $693,050 | $837,700 | $1,041,125 | $38,000 |
| YORK COUNTY | $541,287 | $693,050 | $837,700 | $1,041,125 | $440,000 |
How are FHA loan limits determined?
Each year, the Federal Housing Administration sets new FHA loan limits that vary by state and county. The loan limits establish maximum FHA home loan amounts for purchases based on the national conforming loan limit used for mortgages owned or backed by the Federal National Mortgage Association (Fannie Mae) and the Federal Home Loan Mortgage Corporation (Freddie Mac).
The FHA sets annual “floor” and “ceiling” loan limits, with the floor applying to areas with a lower cost of living and the ceiling to areas with a higher cost of living. In 2026, the FHA set a floor of $541,287 and a ceiling of $1,249,125 for FHA loans for single-family homes. The “floor” applies to the South Carolina counties with the lowest cost of living, like Richland County. While there are no counties in South Carolina that reach the national “ceiling” amount, three counties — Berkeley, Charleston and Dorchester — have an FHA loan limit of $690,000 for a single-family home due to having a higher cost of living.
How to qualify for an FHA loan in South Carolina
Lenders look at a variety of factors when deciding whether to approve you for an FHA loan. For example, they’ll consider your credit score, employment history and the amount of debt you carry. FHA loans can be easier to qualify for than conventional loans, but you’ll still need to meet the following criteria to qualify for an FHA loan in South Carolina:
- A high enough credit score. The credit scores required for FHA loans may be much lower than those needed for some conventional mortgages. Still, you’ll need a credit score of at least 500, with a score of 580 required to qualify for the low 3.5% down payment.
- A paycheck or other income source. There is no hard-and-fast salary requirement for an FHA loan, but you do need to prove you’ve had steady income for at least the past two years. This could be from a job, but lenders also may allow other income sources, such as investment income or support payments.
- Money saved for a down payment. Many borrowers seek out FHA loans for the low 3.5% down payment option, but you’ll still need money in the bank to qualify. And if your credit score is under 580, you’ll need 10% to put down.
- An FHA home appraisal. Lenders also require you to get the home you’re buying appraised by a qualified appraiser. An FHA appraisal checks for major safety hazards and structural issues and establishes the fair market value of the home.
- Have enough income to pay your debts. Lenders also will look at any debt you’re carrying, such as auto loans and credit card debt, to see how it stacks up against your ability to pay. You’ll generally need a debt-to-income (DTI) ratio of 43% or lower, so consider paying down debt before you apply for a mortgage.
- Mortgage insurance. All FHA loans require you to buy mortgage insurance as a form of protection for the lender. This is paid in a one-time upfront payment (UFMIP) plus a monthly mortgage insurance premium (MIP) payment that’s added to your monthly mortgage payment.
- Meet primary residence requirements. You must commit to living in the home as your primary residence for at least the first year in order to get an FHA mortgage.
Buying a multifamily property with an FHA loan
FHA loans can also be used for buying multifamily homes (with two to four units) with just 3.5% down for qualified buyers. This makes FHA loans an attractive option for buyers who are eyeing house hacking, a way to cut living costs by buying a multifamily property and renting out the extra units to cover all or most of the mortgage.
Here’s what’s required to qualify for a multifamily FHA loan in South Carolina:
- Have cash reserves in the bank. One requirement that sets multifamily properties apart: the requirement for cash reserves. To get a multifamily FHA loan, you’ll need to show you have enough cash to cover two to three mortgage payments depending on the number of units in the property.
- Minimum credit score. The credit score requirements for a multifamily FHA loan are the same as for a single-family home loan: 500 (with a down payment of 10%) or 580 or higher (for a down payment of 3.5%).
- Proof of income. Just like single-family homebuyers, multifamily homebuyers will need to show steady income for the past two years.
- Funds for a down payment. Multifamily homebuyers also benefit from the low down payment requirements for FHA loans: You can put just 3.5% down as long as you have a credit score of 580 or higher.
- A home appraisal. An FHA appraisal also is required for multifamily home purchases, with the appraiser setting a fair market value and looking for major structural or safety issues.
- A manageable debt load. Lenders will look for a debt-to-income ratio of 43% or less, though they may allow slightly higher ratios for buyers with extra cash reserves or other mitigating factors.
- Mortgage insurance. A multifamily FHA loan also requires mortgage insurance, including one upfront payment and a regular monthly payment that’s added to your monthly mortgage payment.
- Make one of the units your primary residence. Just like with a single-family home, you must live in the property as your primary residence for at least a year. But as a multifamily homebuyer, you can start earning income from your property right away by renting out the units you don’t occupy.
The FHA loan limits for multifamily homes in South Carolina in 2026 are:
| Number of units | Low-cost FHA loan limit |
|---|---|
| Two | $693,050 |
| Three | $837,700 |
| Four | $1,041,125 |
FHA lenders in South Carolina
| Lender | LendingTree rating | Minimum FHA credit score | |
|---|---|---|---|
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Expert review from LendingTree.
| 580 | |
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Expert review from LendingTree.
| 580 | |
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Expert review from LendingTree.
| 580 | |
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Expert review from LendingTree.
| 580 | |
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Expert review from LendingTree.
| 580 |
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