Homebuyer Programs in North Charleston, South Carolina (2026)

Q: How much down payment assistance can I get in North Charleston?

Most buyers use [Palmetto Home Advantage](https://schousing.sc.gov/homebuyers/programs-homebuyers/palmetto-home-advantage), which provides up to 4 percent of the loan amount in forgivable down payment assistance with no sales price limit, or the SC Housing Homebuyer Program, which offers up to $10,000. On a $315,000 home, the Palmetto Home Advantage benefit is roughly $12,000. Public service workers such as teachers, nurses, and first responders may qualify for the Palmetto Heroes Program, which provides $10,000 in forgivable assistance when it reopens for new program years.

Q: Does North Charleston have a local nonprofit that helps people buy homes?

Yes. The [Community First Land Trust](https://cflandtrust.org/), based in North Charleston and reachable at [843-804-3961](tel:8438043961), creates permanently affordable homeownership in historic neighborhoods like Liberty Hill, Union Heights, and Chicora/Cherokee. Buyers earning roughly 60 to 80 percent of Area Median Income purchase a home at a below market price and lease the land from the trust under a 99 year renewable ground lease. [Charleston Habitat for Humanity](https://www.charlestonhabitat.org/our-programs/homeownership/) also builds and sells zero interest homes to qualifying North Charleston buyers who complete sweat equity hours.

Est. City Population

131,201

Median Home Price

$313,219

Est. Closing Costs

$7,800

By Tyler Thompson · NC Licensed Agent · Updated May 28, 2026

North Charleston is the third largest city in South Carolina, with a 2026 population of about 131,000, and it sits at the geographic and economic center of the Charleston metro area. It is one of the most affordable places to buy near the coast, with a typical home value around $315,000, well below neighboring Charleston and Mount Pleasant. The city is a major jobs hub, anchored by Joint Base Charleston, the Boeing South Carolina assembly plant, Bosch, Mercedes-Benz Vans, and the Medical University of South Carolina, along with the Charleston County School District.

Buyers often focus on Park Circle, the walkable heart of North Charleston known for its breweries, coffee shops, and a large inclusive playground, where historic bungalows and new infill homes trade hands. More budget friendly options cluster in neighborhoods like Archdale and Pepperhill, while newer communities such as Oak Terrace Preserve and Mixson offer updated construction. Because prices here run well below Charleston and Mount Pleasant, North Charleston is a common landing spot for first time buyers across the Lowcountry.

North Charleston buyers can pair forgivable state assistance with federal loans to cut their upfront costs. Palmetto Home Advantage provides up to 4 percent of the loan amount in forgivable down payment assistance with no sales price limit, and the SC Housing Homebuyer Program offers up to $10,000. On a $315,000 home financed with a 3.5 percent Federal Housing Administration loan, Palmetto Home Advantage works out to roughly $12,000, enough to wipe out most of the down payment. The locally rooted Community First Land Trust offers permanently affordable homeownership in historic North Charleston neighborhoods for households earning 60 to 80 percent of Area Median Income.

Altogether, North Charleston buyers can draw on four local and nonprofit programs, three South Carolina state programs, and seven federal loan programs. While the city does not run its own cash down payment assistance program, the combination of affordable prices, no price limit state assistance, and active nonprofits makes it one of the more attainable markets in the Charleston area.

Local Down Payment Assistance Programs

Programs below are administered locally and are specific to this city, county, or area nonprofits.

Nonprofit Programs

Program Name	Type	Amount	First-Time
Charleston Habitat for Humanity Homeownership Program	Affordable mortgage with sweat equity	Affordable home with a 0% interest 30-year mortgage	Required
Community First Land Trust Home Ownership Program	Permanently affordable home purchased at a below-market price, with the buyer owning the home and leasing the underlying land from the trust	Below-market home purchase with a 99-year renewable ground lease	No
Founders Federal Credit Union First-Time Homebuyer Program	First mortgage offering up to 100 percent financing with no private mortgage insurance and no origination fee or discount points	Up to 100 percent financing with no mortgage insurance	Required
Palmetto Community Land Trust	Community land trust (shared equity)	Below-market home purchase with a 99-year renewable ground lease	No

Charleston Habitat for Humanity Homeownership Program

Affordable mortgage with sweat equityAffordable home with a 0% interest 30-year mortgageFirst-time: Yes

Community First Land Trust Home Ownership Program

Permanently affordable home purchased at a below-market price, with the buyer owning the home and leasing the underlying land from the trustBelow-market home purchase with a 99-year renewable ground leaseFirst-time: No

Founders Federal Credit Union First-Time Homebuyer Program

First mortgage offering up to 100 percent financing with no private mortgage insurance and no origination fee or discount pointsUp to 100 percent financing with no mortgage insuranceFirst-time: Yes

Palmetto Community Land Trust

Community land trust (shared equity)Below-market home purchase with a 99-year renewable ground leaseFirst-time: No

What Does Buying a $315,000 Home in North Charleston Actually Cost?

Purchase Price$315,000

Down Payment (3.5%)$11,025

Estimated Closing Costs$7,900

Total Cash Needed$18,925

minusPalmetto Home Advantage (up to 4 percent of loan amount, forgivable)-$12,000

Your estimated out-of-pocket with maximum assistance$6,900

This example assumes a $315,000 home near the North Charleston median, financed with a 3.5 percent Federal Housing Administration loan. Palmetto Home Advantage provides forgivable down payment assistance of up to 4 percent of the loan amount, here about $12,000 on a roughly $304,000 loan, subject to the statewide income limit of $137,500 and no sales price limit. Closing costs are estimated at roughly 2.5 percent of the purchase price. Actual figures vary by lender, interest rate, and credit profile, and assistance is reserved on a first come, first served basis through participating SC Housing lenders.

How to Apply for DPA Programs in North Charleston

1
Step 1
Check your eligibility. Most South Carolina state programs set income limits, and Palmetto Home Advantage uses a statewide cap of $137,500 with no price limit. Lower income buyers should also review the Community First Land Trust and Charleston Habitat for Humanity.
2
Step 2
Complete homebuyer education. Contact the Charleston Area Urban League at 843-300-5246 to register for a HUD approved first time homebuyer workshop, which satisfies the education requirement for state assistance and includes financial literacy and credit counseling.
3
Step 3
Talk with a housing counselor. The Charleston Area Urban League team at 843-300-5246 or info@ctul.org can review your budget, help reduce debt, and match you to the right North Charleston programs.
4
Step 4
Get pre-approved through a participating lender. Visit the South Carolina State Housing Finance and Development Authority website to find an approved lender who can combine your first mortgage with forgivable Palmetto Home Advantage or SC Housing Homebuyer Program assistance. Credit union members may also explore the Founders Federal Credit Union First-Time Homebuyer Program at 800-845-1614.
5
Step 5
Find a home within your budget. North Charleston offers some of the metro's most attainable prices, from historic bungalows in Park Circle to budget friendly homes in Archdale and Pepperhill. If you are interested in a permanently affordable option, apply directly with the Community First Land Trust.
6
Step 6
Submit your application and reserve assistance. Work with your lender to lock your loan and reserve forgivable down payment assistance, which is awarded first come, first served until annual funds run out. Allow roughly 30 to 60 days from contract to closing and keep documents moving with your lender and agent.

Housing Market in North Charleston

North Charleston remains the most affordable city in the immediate Charleston area. Zillow placed the typical home value near $313,000 in spring 2026, down about 2.3 percent from a year earlier, and local market summaries put the median around $315,000 to $320,000. Redfin, which tracks closed sales, reported a higher March 2026 median sale price near $405,000, a figure lifted by a wave of higher priced new construction moving through the market.

The spread between the typical home value and the median sale price reflects a city in transition, where new development in areas like Park Circle and along the rivers sells well above older inventory in established neighborhoods. Buyers willing to consider existing homes in Archdale, Pepperhill, and similar areas can still find prices well under the metro average.

For first time buyers, North Charleston offers a rare combination of coastal access, strong job growth, and entry prices that state assistance programs can meaningfully offset. Compared with Charleston and Mount Pleasant, the affordability gap is substantial. Figures are drawn from Zillow, Redfin, and local market reports as of spring 2026.

Frequently Asked Questions About DPA in North Charleston

How much down payment assistance can I get in North Charleston?

Most buyers use Palmetto Home Advantage, which provides up to 4 percent of the loan amount in forgivable down payment assistance with no sales price limit, or the SC Housing Homebuyer Program, which offers up to $10,000. On a $315,000 home, the Palmetto Home Advantage benefit is roughly $12,000. Public service workers such as teachers, nurses, and first responders may qualify for the Palmetto Heroes Program, which provides $10,000 in forgivable assistance when it reopens for new program years.

What credit score do I need for down payment assistance in North Charleston?

South Carolina state programs generally look for a minimum credit score around 640, depending on loan type and lender. Federal Housing Administration loans are more flexible, allowing scores as low as 580 with a 3.5 percent down payment. The Charleston Area Urban League offers free credit and budgeting counseling at 843-300-5246 to help North Charleston buyers prepare before applying.

Can I combine North Charleston programs with South Carolina state programs?

Yes. A typical North Charleston buyer pairs a federal first mortgage with forgivable state assistance such as Palmetto Home Advantage or the SC Housing Homebuyer Program. Nonprofit paths like the Community First Land Trust and Charleston Habitat for Humanity are generally pursued on their own rather than stacked with state down payment assistance.

What is the maximum home price for North Charleston assistance programs?

The SC Housing Homebuyer Program carries a purchase price limit, but most North Charleston homes fall under it given the typical value near $315,000. Palmetto Home Advantage has no sales price limit at all, only a statewide income limit of $137,500. Federal loans follow Charleston County loan limits rather than a fixed price cap, so financing options are wide open at North Charleston price points.

Does North Charleston have a local nonprofit that helps people buy homes?

Yes. The Community First Land Trust, based in North Charleston and reachable at 843-804-3961, creates permanently affordable homeownership in historic neighborhoods like Liberty Hill, Union Heights, and Chicora/Cherokee. Buyers earning roughly 60 to 80 percent of Area Median Income purchase a home at a below market price and lease the land from the trust under a 99 year renewable ground lease. Charleston Habitat for Humanity also builds and sells zero interest homes to qualifying North Charleston buyers who complete sweat equity hours.

Program details, funding availability, and eligibility requirements change frequently. Always verify directly with the program administrator. This site is for educational purposes only. Not financial advice.