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 South Carolina VA Loans
What are VA Home Loans?
VA Loans provide military veterans and current service members a distinct advantage when it comes time to purchase or refinance a home. Today's VA Loans have the most favorable terms available for most veterans. VA Loans can be used to purchase a new home with no down payment with no mortgage insurance or refinance up to 90% of a homes current equity.
What are the eligibility requirements for a VA Loan in South Carolina?
Veterans Affairs loan guidelines use two methods of income qualification in South Carolina. The residual income method is the primary method, where it is determined that the borrower has sufficient income to cover daily living costs once housing, taxes, insurance and all other liabilities like credit card and auto payments have been made. Additionally, VA loans use a debt to income ratio (DTI). Using this ratio, the veteran's total debt should not exceed 41% of the veteran's total income. Most lenders will require at least a 620 credit score for a VA Loan approval.
How much can I borrow?
The maximum VA Mortgage amount is determined by:
Maximum VA Loan in South Carolina: The largest loan allowed for VA mortgages with zero down is $417,000 in SC. Please refer to the South Carolina VA Loan Limit chart at the bottom of this page to see your area's limit.
Maximum Finance: For purchase transactions, the Maximum VA Loan will be 100% of the lower of the selling price or the appraised value.
What will the down payment and closing costs be?
South Carolina VA loans have zero money down up to $417,000 in most counties.
What property types are allowed for VA Loans in South Carolina?
VA Loans may be used to purchase or refinance single family residences and VA approved condo projects if the property is the veteran's primary residence.
Can I do a VA refinance in South Carolina?
Three kinds of VA Refinance programs are available for veterans in South Carolina.
 Rate/Term VA Refinance
The Rate/Term VA Refinance can be used to refinance a conventional, FHA or subprime mortgage into a stable, fixed rate VA Loan.
VA Cash-Out Refinance
A Cash-Out VA Refinance is very beneficial for the veteran who wants to access the equity that they have built up in their home. VA Loans can be used to refinance up to 90% of a homes current value and take cash out for any reason.
VA Interest Rate Reduction Loan (IRRRL) "Streamline Refinance"
A VA Streamline refinance loan can reduce the interest and monthly payment on current VA loans with no appraisal or income verification.
How much can I refinance in South Carolina?
The maximum amount for an SC VA loan is determined by:
Maximum VA Loan in South Carolina: The largest loan allowed for a VA Mortgage varies from county to county. The highest maximum VA Mortgage right now is $1,094,625. The lowest maximum VA Mortgage amount available in any county is $417,000. To see what the limit is in the county in which you're interested, visit the following page http://www.homeloans.va.gov/docs/2009_county_loan_limits.pdf. This site lists U.S. territories as well as states.
Maximum Finance: In South Carolina, The maximum VA refinance loan amount will be 100% of the appraised value of the home for a rate/term refinance or 90% of the appraised value for a VA cash out refinance.
What factors determine if I am eligible for a VA Refinance Loan?
VA refinance loans use two methods for income qualification purposes in South Carolina. The residual income method is the primary method, where it is determined that the borrower has sufficient income to cover daily living costs once housing, taxes, insurance and all other liabilities like credit card and auto payments have been made. Additionally, VA loans use a debt to income ratio (DTI). Using this ratio, the veteran's total debt should not exceed 41% of the veteran's total income. Most lenders will require at least a 620 credit score for a VA Loan approval.
More information about VA Refinance.
Complete Online Application
South Carolina VA Loan Limits
| Area |
County Name |
Maximum Single Family Mortgage
(No Money Down)
|
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Maximum VA Jumbo
(0$ Down to 417k, 25% Down Above)
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| NON-METRO |
ABBEVILLE |
417,000 |
|
1,094,625 |
| AUGUSTA-RICHMOND COUNTY, GA-SC (MSA) |
AIKEN |
417,000 |
|
1,094,625 |
| NON-METRO |
ALLENDALE |
417,000 |
|
1,094,625 |
| ANDERSON, SC (MSA) |
ANDERSON |
417,000 |
|
1,094,625 |
| NON-METRO |
BAMBERG |
417,000 |
|
1,094,625 |
| NON-METRO |
BARNWELL |
417,000 |
|
1,094,625 |
| HILTON HEAD ISLAND-BEAUFORT, SC (MICRO) |
BEAUFORT |
417,000 |
|
1,094,625 |
| CHARLESTON-NORTH CHARLESTON, SC (MSA) |
BERKELEY |
417,000 |
|
1,094,625 |
| COLUMBIA, SC (MSA) |
CALHOUN |
417,000 |
|
1,094,625 |
| CHARLESTON-NORTH CHARLESTON, SC (MSA) |
CHARLESTON |
417,000 |
|
1,094,625 |
| GAFFNEY, SC (MICRO) |
CHEROKEE |
417,000 |
|
1,094,625 |
| CHESTER, SC (MICRO) |
CHESTER |
417,000 |
|
1,094,625 |
| NON-METRO |
CHESTERFIELD |
417,000 |
|
1,094,625 |
| NON-METRO |
CLARENDON |
417,000 |
|
1,094,625 |
| WALTERBORO, SC (MICRO) |
COLLETON |
417,000 |
|
1,094,625 |
| FLORENCE, SC (MSA) |
DARLINGTON |
417,000 |
|
1,094,625 |
| DILLON, SC (MICRO) |
DILLON |
417,000 |
|
1,094,625 |
| CHARLESTON-NORTH CHARLESTON, SC (MSA) |
DORCHESTER |
417,000 |
|
1,094,625 |
| AUGUSTA-RICHMOND COUNTY, GA-SC (MSA) |
EDGEFIELD |
417,000 |
|
1,094,625 |
| COLUMBIA, SC (MSA) |
FAIRFIELD |
417,000 |
|
1,094,625 |
| FLORENCE, SC (MSA) |
FLORENCE |
417,000 |
|
1,094,625 |
| GEORGETOWN, SC (MICRO) |
GEORGETOWN |
417,000 |
|
1,094,625 |
| GREENVILLE, SC (MSA) |
GREENVILLE |
417,000 |
|
1,094,625 |
| GREENWOOD, SC (MICRO) |
GREENWOOD |
417,000 |
|
1,094,625 |
| NON-METRO |
HAMPTON |
417,000 |
|
1,094,625 |
| MYRTLE BEACH-CONWAY-NORTH MYRTLE BEACH, SC (MSA) |
HORRY |
417,000 |
|
1,094,625 |
| HILTON HEAD ISLAND-BEAUFORT, SC (MICRO) |
JASPER |
417,000 |
|
1,094,625 |
| COLUMBIA, SC (MSA) |
KERSHAW |
417,000 |
|
1,094,625 |
| LANCASTER, SC (MICRO) |
LANCASTER |
417,000 |
|
1,094,625 |
| GREENVILLE, SC (MSA) |
LAURENS |
417,000 |
|
1,094,625 |
| NON-METRO |
LEE |
417,000 |
|
1,094,625 |
| COLUMBIA, SC (MSA) |
LEXINGTON |
417,000 |
|
1,094,625 |
| NON-METRO |
MARION |
417,000 |
|
1,094,625 |
| BENNETTSVILLE, SC (MICRO) |
MARLBORO |
417,000 |
|
1,094,625 |
| NON-METRO |
MCCORMICK |
417,000 |
|
1,094,625 |
| NEWBERRY, SC (MICRO) |
NEWBERRY |
417,000 |
|
1,094,625 |
| SENECA, SC (MICRO) |
OCONEE |
417,000 |
|
1,094,625 |
| ORANGEBURG, SC (MICRO) |
ORANGEBURG |
417,000 |
|
1,094,625 |
| GREENVILLE, SC (MSA) |
PICKENS |
417,000 |
|
1,094,625 |
| COLUMBIA, SC (MSA) |
RICHLAND |
417,000 |
|
1,094,625 |
| COLUMBIA, SC (MSA) |
SALUDA |
417,000 |
|
1,094,625 |
| SPARTANBURG, SC (MSA) |
SPARTANBURG |
417,000 |
|
1,094,625 |
| SUMTER, SC (MSA) |
SUMTER |
417,000 |
|
1,094,625 |
| UNION, SC (MICRO) |
UNION |
417,000 |
|
1,094,625 |
| NON-METRO |
WILLIAMSBURG |
417,000 |
|
1,094,625 |
| CHARLOTTE-GASTONIA-CONCORD, NC-SC (MSA) |
YORK |
417,000 |
|
1,094,625 |
We lend in all of South Carolina's top cities:
More information on VA Refinance
Complete Online Application
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 Why choose a VA Home Loan?
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There are no prepayment penalties for VA Home Loans.
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A South Carolina VA Loan is fully assumable, provided the person assuming is qualified.
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A VA Mortgage Loan is eligible for non-credit qualifying, Streamline Refinance or "IRRRL". -
A VA Home Mortgage is available all areas of the country, provided a market exists for the property and the home meets VA's property standards. -
A VA Home Loan may be used to purchase or refinance a new or existing home. -
South Carolina VA Loans are offered at terms of 15 or 30 years.
VA Refinance Programs
VA Rate/Term Refinance
The VA Rate/Term Refinance is for borrowers who currently have a conventional fixed rate or ARM mortgage and wish to refinance into a VA Mortgage. This program helps borrowers who wish to have a stable, VA insured fixed rate mortgage.
Cash-Out Refinance
An VA Cash Out Refinance is perfect for the homeowner who wants to access up to 90% of the equity that they have built up in their home. This program is beneficial to homeowners whose property has increased in value since it was purchased.
VA Streamline Refinance
The VA Streamline Refinance is designed to lower the interest rate on a current VA mortgage or convert a current VA adjustable rate mortgage into a fixed rate. An VA Streamline Refinance can be performed quickly and easily. It requires much less hassle and paperwork than a normal refinance including no credit check, no appraisal, no qualifying debt ratios and no income verification.
VA Refinance Questions & Answers
What are the guidelines for a VA Refinance?
If the borrower wishes to take cash out of the property, then the maximum financing amount is 90% of the appraised value, depending on the borrowers qualifications. If the borrower does not take cash out then the maximum financing will be 100% of the appraised value of the home or the amount you are refinancing plus closing costs, whichever is lower.
Why should I consider refinancing into a VA-insured mortgage?
VA refinance mortgages do not come with prepayment penalties, have no teaser rates nor balloon payments. They are offered at market rate with terms up to 30 years and are fully amortized, meaning that you pay towards principal and interest every month.
What if I have a prepayment penalty and other refinancing costs and there isn’t enough equity in my home to refinance?
If you do not have sufficient equity in your home to add your prepayment penalty and/or other refinancing costs into your new VA mortgage, then you should ask your current lender to consider a second mortgage to pay the difference or a short payoff on your existing loan. Offering either of these options is at the discretion of the lender.
Does it matter that the value of my home is now less than what I still owe?
Not to VA, but the current mortgage lender considering the refinance would have to be willing to accept a short payoff on the existing loan OR to hold a second mortgage to make up the difference needed to pay off the existing mortgage and the home’s value.
I have already obtained one VA loan. Can I get another one?
Yes, your eligibility is reusable depending on the circumstances. Normally, if you have paid off your prior VA loan and disposed of the property, you can have your used eligibility restored for additional use. Also, on a one-time only basis, you may have your eligibility restored if your prior VA loan has been paid in full but you still own the property.
Only a portion of my eligibility is available at this time because my prior loan has not been paid in full even though I don’t own the property anymore. Can I still obtain a VA guaranteed home loan?
Yes, depending on the circumstances. If a veteran has already used a portion of his or her eligibility and the used portion cannot yet be restored, any partial remaining eligibility would be available for use. The veteran would have to discuss with a lender whether the remaining balance would be sufficient for the loan amount sought and whether any down payment would be required.
Is the surviving spouse of a deceased veteran eligible for the home loan benefit?
The unmarried surviving spouse of a veteran who died on active duty or as the result of a service-connected disability is eligible for the home loan benefit. If you wish to make application for the home loan benefit as a surviving spouse, please contact us.
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