South Carolina mortgages and home buyers, 2025
Incomes, down payments, rates, loan costs, denials and lenders across South Carolina's 46 counties, from official HMDA records.
HMDA 2025 data released June 23, 2026
In 2025, lenders reported 66,521 home-purchase mortgages for owner-occupied, single-family homes in South Carolina. The median buyer borrowed $295,000 on a home valued at $345,000 and reported a household income of $101,000.
Buyers financed a median 92.5% of the home's value (roughly 7.5% down), paid a median 6.624% on 30-year fixed conventional loans and faced median conventional loan costs of $5,190.
Lenders denied 8.8% of completed home-purchase applications.
Key facts
- Home buyers' median income ($101,000) is 13% lower than the U.S. median ($116,000).
- Median conventional loan costs ($5,190) were 7% lower than the U.S. median ($5,570).
- VA loans were unusually common: 16.7% of purchase mortgages.
- The most common age bracket among borrowers was 25–34 (29.3% of purchase loans).
- 57.1% of purchase mortgages had a single borrower with no co-applicant.
- The most-cited reason for denial was debt-to-income ratio (43.4% of denials with a stated reason).
The 2026 conforming limit is $832,750 for a one-unit home in every South Carolina county. See every South Carolina county's 2026 FHA and conforming loan limits.
South Carolina counties compared
Click a column to sort. Medians shown with at least 30 loans.
| County | Purchase loans | Median loan | Buyer income | Down payment | 30-yr rate | Loan costs | Denial rate | FHA limit |
|---|---|---|---|---|---|---|---|---|
| Abbeville County | 131 | $245,000 | $85,000 | 5.0% | 6.750% | $4,990 | 5.6% | $541,287 |
| Aiken County | 2,261 | $265,000 | $92,000 | 5.0% | 6.500% | $5,250 | 7.3% | $541,287 |
| Allendale County | 13 | — | — | — | — | — | — | $541,287 |
| Anderson County | 2,403 | $275,000 | $95,000 | 5.3% | 6.562% | $5,220 | 6.7% | $541,287 |
| Bamberg County | 42 | $165,000 | $70,000 | 3.5% | — | — | 16.7% | $541,287 |
| Barnwell County | 67 | $185,000 | $78,000 | 3.5% | — | — | 11.7% | $541,287 |
| Beaufort County | 2,625 | $405,000 | $141,000 | 20.0% | 6.625% | $5,630 | 6.5% | $638,250 |
| Berkeley County | 4,971 | $355,000 | $104,000 | 5.0% | 6.500% | $5,510 | 7.8% | $690,000 |
| Calhoun County | 80 | $285,000 | $95,000 | 5.0% | — | $6,160 | 11.6% | $541,287 |
| Charleston County | 4,825 | $475,000 | $160,000 | 20.0% | 6.625% | $5,630 | 6.1% | $690,000 |
| Cherokee County | 381 | $235,000 | $77,000 | 5.0% | 6.500% | $5,460 | 6.8% | $541,287 |
| Chester County | 396 | $285,000 | $84,000 | 3.5% | 6.625% | $4,960 | 17.5% | $541,287 |
| Chesterfield County | 246 | $235,000 | $85,000 | 3.5% | 6.625% | $4,630 | 13.9% | $541,287 |
| Clarendon County | 162 | $235,000 | $91,000 | 5.0% | 6.625% | $4,960 | 8.6% | $541,287 |
| Colleton County | 199 | $275,000 | $93,000 | 3.5% | 6.625% | $5,780 | 9.9% | $541,287 |
| Darlington County | 401 | $215,000 | $82,000 | 3.5% | 6.625% | $5,050 | 9.6% | $541,287 |
| Dillon County | 97 | $175,000 | $67,000 | 3.0% | — | — | 13.0% | $541,287 |
| Dorchester County | 2,856 | $345,000 | $107,000 | 5.0% | 6.624% | $5,500 | 8.0% | $690,000 |
| Edgefield County | 324 | $295,000 | $112,000 | 5.0% | 6.500% | $6,020 | 4.1% | $541,287 |
| Fairfield County | 113 | $255,000 | $96,000 | 4.6% | 6.750% | $5,430 | 9.1% | $541,287 |
| Florence County | 1,072 | $235,000 | $83,000 | 3.5% | 6.625% | $5,230 | 10.7% | $541,287 |
| Georgetown County | 522 | $345,000 | $129,000 | 20.0% | 6.625% | $5,260 | 7.7% | $541,287 |
| Greenville County | 6,690 | $305,000 | $108,000 | 10.1% | 6.600% | $5,340 | 7.6% | $541,287 |
| Greenwood County | 550 | $235,000 | $83,000 | 5.0% | 6.625% | $4,730 | 9.1% | $541,287 |
| Hampton County | 59 | $195,000 | $77,000 | 3.5% | — | — | 15.1% | $541,287 |
| Horry County | 6,666 | $275,000 | $97,000 | 20.0% | 6.625% | $4,880 | 12.7% | $541,287 |
| Jasper County | 970 | $345,000 | $113,000 | 20.0% | 6.625% | $4,430 | 8.2% | $638,250 |
| Kershaw County | 806 | $275,000 | $89,000 | 3.5% | 6.624% | $4,970 | 12.0% | $541,287 |
| Lancaster County | 1,803 | $355,000 | $120,000 | 10.0% | 6.625% | $4,780 | 8.7% | $541,287 |
| Laurens County | 930 | $265,000 | $84,000 | 3.5% | 6.500% | $4,850 | 15.1% | $541,287 |
| Lee County | 49 | $195,000 | $86,000 | 3.5% | — | — | 10.7% | $541,287 |
| Lexington County | 4,130 | $265,000 | $94,000 | 5.0% | 6.625% | $5,170 | 6.2% | $541,287 |
| McCormick County | 97 | $285,000 | $110,000 | 24.8% | 6.750% | $4,530 | 7.6% | $541,287 |
| Marion County | 115 | $185,000 | $74,000 | 3.5% | 6.500% | $4,870 | 18.7% | $541,287 |
| Marlboro County | 73 | $165,000 | $62,000 | 3.5% | — | — | 10.3% | $541,287 |
| Newberry County | 215 | $305,000 | $103,000 | 5.4% | 6.625% | $5,930 | 6.6% | $541,287 |
| Oconee County | 762 | $275,000 | $105,000 | 15.0% | 6.625% | $5,070 | 8.7% | $541,287 |
| Orangeburg County | 515 | $245,000 | $80,000 | 3.5% | 6.625% | $5,110 | 19.3% | $541,287 |
| Pickens County | 1,274 | $275,000 | $99,000 | 10.0% | 6.625% | $5,220 | 6.4% | $541,287 |
| Richland County | 5,156 | $265,000 | $91,000 | 3.5% | 6.620% | $4,990 | 9.3% | $541,287 |
| Saluda County | 85 | $305,000 | $97,000 | 10.0% | 6.500% | $6,650 | 8.3% | $541,287 |
| Spartanburg County | 5,941 | $265,000 | $83,000 | 5.0% | 6.500% | $5,090 | 11.4% | $541,287 |
| Sumter County | 1,051 | $245,000 | $83,000 | 3.4% | 6.625% | $4,710 | 6.1% | $541,287 |
| Union County | 191 | $195,000 | $68,000 | 3.5% | 6.625% | $4,390 | 13.9% | $541,287 |
| Williamsburg County | 63 | $165,000 | $71,000 | 3.5% | — | — | 14.1% | $541,287 |
| York County | 4,114 | $355,000 | $121,000 | 10.0% | 6.500% | $5,090 | 6.7% | $541,287 |
Who bought homes in South Carolina
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
Debt-to-income ratio
Monthly debts (including the new payment) as a share of income, as used in underwriting.
What borrowing cost in South Carolina
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | South Carolina | U.S. |
|---|---|---|
| 30-year fixed rate · conventional | 6.624% | 6.625% |
| 30-year fixed rate · FHA | 6.125% | 6.250% |
| 30-year fixed rate · VA | 6.125% | 6.125% |
| 15-year fixed rate · conventional | 5.875% | 5.875% |
| Rate spread vs. APOR · conventional | +0.12 pts | +0.13 pts |
| Total loan costs · conventional | $5,190 | $5,570 |
| Total loan costs · FHA | $10,440 | $11,310 |
| Total loan costs · VA | $6,330 | $6,490 |
| Origination charges (all loan types) | $1,900 | $1,860 |
| Borrowers paying discount points | 56.7% | 51.3% |
| Points paid, when paid (% of loan) | 0.99% | 0.87% |
| Borrowers receiving lender credits | 29.9% | 33.1% |
| Adjustable-rate mortgages | 7.2% | 7.4% |
| Jumbo loans (above conforming limit) | 3.0% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
South Carolina: 6,619 of 74,883 completed home-purchase applications were denied (8.8%).
Denial rate
| Application | South Carolina | U.S. |
|---|---|---|
| Home purchase | 8.8% | 8.5% |
| Conventional | 6.8% | 7.1% |
| FHA | 13.5% | 12.5% |
| VA | 7.8% | 8.0% |
| USDA | 14.3% | 12.5% |
| Refinance | 16.7% | 17.9% |
| Cash-out refinance | 33.0% | 33.6% |
Main reason for purchase denials
First reason the lender reported.
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in South Carolina
Top mortgage lenders in South Carolina
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | Rocket Mortgage, LLC | 6,291 | 6.9% | 12.1% | 6.625% | +0.21 | $5,430 |
| 2 | United Wholesale Mortgage (UWM) | 5,401 | 5.9% | 10.2% | 6.625% | +0.26 | $7,060 |
| 3 | DHI Mortgage Company, Ltd. | 3,897 | 4.3% | 20.3% | 5.500% | −0.93 | $2,910 |
| 4 | Lennar Mortgage, LLC | 2,340 | 2.6% | 13.1% | 6.500% | +0.07 | $5,470 |
| 5 | Movement Mortgage, LLC | 2,315 | 2.5% | 2.2% | 6.625% | +0.16 | $5,500 |
| 6 | Veterans United Home Loans | 2,165 | 2.4% | 9.1% | 6.750% | +0.22 | $3,350 |
| 7 | Freedom Mortgage Corporation | 2,088 | 2.3% | 10.5% | 6.750% | +0.28 | $7,470 |
| 8 | Guild Mortgage Company | 1,970 | 2.2% | 3.3% | 6.625% | +0.30 | $5,410 |
| 9 | loanDepot.com, LLC | 1,881 | 2.1% | 14.9% | 4.990% | −1.19 | $6,690 |
| 10 | CrossCountry Mortgage, Inc. | 1,762 | 1.9% | 3.3% | 6.875% | +0.47 | $6,580 |
| 11 | Pennymac Loan Services, LLC | 1,446 | 1.6% | 13.7% | 6.625% | +0.19 | $5,920 |
| 12 | Ameris Bank | 1,444 | 1.6% | 4.3% | 6.500% | +0.20 | $6,180 |
| 13 | NVR Mortgage Finance, Inc. | 1,423 | 1.6% | 23.6% | 6.500% | −0.01 | $4,390 |
| 14 | Vanderbilt Mortgage and Finance, Inc. | 1,416 | 1.6% | 1.8% | 6.125% | −0.04 | $4,920 |
| 15 | Primelending, a Plainscapital Company | 1,293 | 1.4% | 2.3% | 6.490% | +0.09 | $6,320 |
| 16 | First Heritage Mortgage, LLC | 1,263 | 1.4% | 3.3% | 6.490% | +0.14 | $6,650 |
| 17 | Lower, LLC | 1,162 | 1.3% | 5.0% | 6.750% | +0.36 | $6,320 |
| 18 | First-Citizens Bank & Trust Company | 1,148 | 1.3% | 11.9% | 6.375% | +0.02 | $5,050 |
| 19 | Pulte Mortgage LLC | 1,086 | 1.2% | 9.8% | 6.375% | −0.28 | $250 |
| 20 | Navy Federal Credit Union | 1,082 | 1.2% | 10.3% | 6.625% | −0.05 | $3,370 |
| 21 | SouthState Bank, N.A. | 1,047 | 1.1% | 5.1% | 6.750% | +0.07 | $4,920 |
| 22 | Fairway Independent Mortgage Corporation | 981 | 1.1% | 4.1% | 6.750% | +0.34 | $5,830 |
| 23 | CMG Mortgage, Inc. | 959 | 1.1% | 4.8% | 6.750% | +0.17 | $4,990 |
| 24 | Newrez LLC | 938 | 1.0% | 9.3% | 6.625% | +0.18 | $5,960 |
| 25 | Rate | 836 | 0.9% | 6.1% | 6.750% | +0.26 | $5,290 |
Largest lenders in South Carolina by 2025 originations. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Metro areas in South Carolina
- Charlotte-Concord-Gastonia, NC-SC · 34,320 purchases
- Charleston-North Charleston, SC · 12,652 purchases
- Greenville-Anderson-Greer, SC · 11,297 purchases
- Columbia, SC · 10,370 purchases
- Augusta-Richmond County, GA-SC · 6,666 purchases
- Myrtle Beach-Conway-North Myrtle Beach, SC · 6,667 purchases
- Spartanburg, SC · 6,132 purchases
- Hilton Head Island-Bluffton-Port Royal, SC · 3,595 purchases
- Florence, SC · 1,473 purchases
- Sumter, SC · 1,051 purchases
Source: FFIEC/CFPB HMDA 2025 public LAR; FHFA and HUD 2026 loan limits. Methodology