South Carolina

South Carolina mortgage broker.
Upstate to Lowcountry.

We help buyers and homeowners anywhere in South Carolina. We are licensed statewide and compare loan options from multiple wholesale lenders, whether you are moving to York County, the Grand Strand or anywhere in between.

Takes about 2 minutes. A quick inquiry, not a loan application.

Conventional • FHA • VA • USDA • Jumbo • Bank Statement • DSCR Investor • Renovation

Local market guides

Local guides for South Carolina buyers.

These guides add local detail. We serve every county in South Carolina, not just these cities.

Fort Mill & Rock Hill

Just across the state line from Charlotte in York County, these fast-growing communities draw buyers who want South Carolina living with an easy commute.

Read the Fort Mill & Rock Hill guide →

Charleston

A historic port city with a deep Lowcountry character, where buyers weigh the peninsula’s charm against suburbs and nearby barrier islands.

Read the Charleston guide →

Greenville

A revitalized Upstate downtown built around Falls Park on the Reedy, with a strong manufacturing base and easy access to the mountains.

Read the Greenville guide →

Columbia

The state capital and home of the University of South Carolina and Fort Jackson, with a steady mix of government, university and military buyers.

Read the Columbia guide →

Myrtle Beach

The heart of the Grand Strand, popular with second-home buyers, retirees and investors drawn to its beaches and golf.

Read the Myrtle Beach guide →

Why it matters here

What South Carolina buyers should know.

South Carolina has its own closing rules and a property tax benefit that rewards making a home your primary residence. Here is what to plan for.

Attorneys handle each step

South Carolina’s Supreme Court treats the title search, document preparation, closing and recording of a residential sale as the practice of law, so a South Carolina-licensed attorney must perform or supervise each step. We keep your closing attorney supplied with what they need from the loan side.

Due diligence and termination fees

The South Carolina Realtors residential agreement uses a negotiated due diligence period for inspections and repair requests. A buyer who walks away during that period generally pays the seller a termination fee set in the contract, though financing and appraisal issues are handled differently. We move quickly so you can decide with confidence.

Deed fees and the 4% ratio

South Carolina’s deed recording fee is $1.85 per $500 of value, made up of a $1.30 state portion and a $0.55 county portion. Once you own and live in the home, you can apply with your county for the 4% legal residence assessment ratio instead of the 6% ratio, which can make a real difference in your property tax bill.

A Charlotte broker, licensed in SC

Our office is in Charlotte, a short drive from York County, and we are licensed in South Carolina. We do not have a South Carolina office, so for buyers farther away we work by phone, video call and e-signature, and stay in close contact with your agent and closing attorney.

Loan options

Loan programs for South Carolina homes.

As a broker, not a lender, we compare programs across multiple wholesale lenders and help you weigh them side by side.

Conventional

A flexible choice for primary homes, second homes and rentals, with fixed and adjustable options. It works well for South Carolina buyers with steady income and solid credit.

Often a fit for: Buyers and refinancers across South Carolina.

FHA

Government-insured financing with flexible credit guidelines and a smaller down payment requirement. Learn more about FHA loans.

Often a fit for: First-time buyers in growing areas like the Upstate and the Midlands.

VA

For eligible veterans, service members and surviving spouses, with no down payment required for eligible borrowers. South Carolina is home to Fort Jackson, Shaw Air Force Base and Joint Base Charleston. Learn more about VA loans.

Often a fit for: Military families and veterans statewide.

Jumbo

For loan amounts above the 2026 conforming limit of $832,750 for a one-unit home. No South Carolina county has a higher limit, so this threshold applies statewide.

Often a fit for: Buyers of higher-priced homes on the coast, the lakes or in Charleston.

Bank Statement & Asset-Based

Qualify with bank deposits or verified assets instead of tax returns. These non-QM options help when your income is real but your returns do not show it plainly.

Often a fit for: Self-employed borrowers, retirees relocating to South Carolina and people with significant assets.

DSCR Investor

Qualify an investment property using its rental income instead of your personal income, for long-term or short-term rentals.

Often a fit for: Investors buying vacation rentals along the Grand Strand or long-term rentals inland.

Renovation

Roll the purchase or refinance and the improvements into one loan, so you can update a home to suit the way you live.

Often a fit for: Buyers looking at older homes in established South Carolina neighborhoods.

Bridge

Buy your next home before selling your current one by using the equity you already have. Learn more about bridge loans.

Often a fit for: Move-up buyers with larger loan amounts.

Client reviews

What our clients say.

Read all reviews on Google ↗

    
 
 
       Posted on Google  
   
   Lynda N 
 
 
 
 Trustindex verifies that the original source of the review is Google. Matt and Jordyn have been absolutely phenomenal to work with. This is now my second home purchase using Oak Capital and I couldn’t be happier with the communication and honesty and speed. 10/10 recommend!
  
 
      Posted on Google  
   
   Shontek S 
 
 
 
 Trustindex verifies that the original source of the review is Google. Working with Matthew and Jordyn was truly an amazing experience. From the beginning to the closing table, they made the entire home buying process feel smooth, stress-free, and manageable. They were patient, knowledgeable, responsive, and always willing to answer my questions throughout every step.

There were moments during the process that felt overwhelming, but they continuously reassured and guided me through it all. Their professionalism, communication, and dedication made such a difference for me and my family. I’m beyond grateful for their hard work in helping me become a homeowner. I highly recommend them to anyone looking to purchase a home!”
  
 
      Posted on Google  
   
   Shane S 
 
 
 
 Trustindex verifies that the original source of the review is Google. I've used Hayden and his team twice for a mortgage and a refinancing and cannot recommend them enough. Throughout the whole process, they remained exceptionally responsive and easy to communicate with, making each process as smooth and simple as it could possibly be. Their knowledge and ability to proactively move the process along allowed me to take a seat back and know that I was in good hands. Hayden always kept in mind the rate that I wanted to refinance at and regularly reached out to me until we approached a time where we could make it happen. The refinancing process was as seamless as I could imagine it going. Great people who are working on your side and are always available to assist.
  
 
      Posted on Google  
   
   Ryan Y 
 
 
 
 Trustindex verifies that the original source of the review is Google. Wonderful/professional experience throughout the entire process from start to finish. The staff always answered my questions same day. They took the time to actually speak with me and the best options. Highly recommend Oak Capital Mortgage!!!
  
 
      Posted on Google  
   
   Alyssa R 
 
 
 
 Trustindex verifies that the original source of the review is Google. Hayden and Oak Capital Mortgage are awesome! Hayden acted like a partner every step of the way, always available when I needed him  most, and always collaborative. This was my first time buying a house and I was doing it solo. Hayden always stayed cool and collected, and was also on top of things when I wanted to jump on an offer. I was talking to a few lenders in the beginning, but Hayden is the only one who just reached out (even after I signed on with him) to see how things were going, say hi, ask about the house hunt, and just be friendly and that all went a long way. Closing was a breeze on his end (even though I myself had a little hiccup, he was cool about it and always solutions-oriented). Thanks Hayden!
  
 
      Posted on Google  
   
   DEBRA H 
 
 
 
 Trustindex verifies that the original source of the review is Google. Matthew and Jordyn were amazing to work with! They are very knowledgeable, proactive and detail oriented! Closing ahead of schedule! Nice work! Highly recommend them to anyone looking for a home loan!
  
 
      Posted on Google  
   
   Sam M 
 
 
 
 Trustindex verifies that the original source of the review is Google. Something so boring as a mortgage shouldn't also be stressful. And yet, it tends to be. Matthew Hassey and Jordyn Minton at Oak Capital couldn't fix the boring part, but they definitely made it less stressful. They were extremely clear and communicative, and answered each and every question I had, no matter how absurd. Do yourself a favor and work with them.
  
 
      Posted on Google  
   
   Anthony M 
 
 
 
 Trustindex verifies that the original source of the review is Google. Everything was great. Thank you for being there for us.
  
 
      Posted on Google  
   
   Visal S 
 
 
 
 Trustindex verifies that the original source of the review is Google. Matthew Hassey and his team at Oak Capital are the best ! They will take care of you like they did us! It was smooth and easy and we walked away happier than we expected!
  
 
      Posted on Google  
   
   John S 
 
 
 
 Trustindex verifies that the original source of the review is Google. As first time homeowners, my wife and I were naturally overwhelmed with information as we were shopping around lenders, to the point that we almost backed out of the whole ordeal. That is, until we switched to Oak Capital Mortgage and were paired with Hayden Wilson. Hayden was honest and transparent with us throughout the entire process from the moment he picked up the phone, and for that reason alone, I cannot recommend these folks enough. Nothing hidden from us, and every scenario laid out clearly for us to evaluate everything in its entirety.  10/10 service - you guys knocked it out of the park.

Questions

South Carolina mortgage questions.

Don’t see yours? Call (704) 275-8175.

Do I need an attorney to close in South Carolina?

Yes. South Carolina’s Supreme Court treats the title search, document preparation, closing and recording of a residential sale as the practice of law, so a South Carolina-licensed attorney must perform or supervise each of those steps. You can choose your closing attorney, and we work closely with their office from application to funding.

What is the 4% legal residence assessment ratio?

South Carolina assesses most owner-occupied primary homes at 4% of value rather than the 6% used for other residential property, which lowers the property tax bill. It is not automatic. After you buy, apply with your county assessor and be ready to show proof of residence such as a South Carolina driver’s license, vehicle registration or tax return.

What is the South Carolina deed recording fee?

It is $1.85 for every $500 of the property’s value, combining a $1.30 state portion and a $0.55 county portion, and it is collected when the deed is recorded. Your purchase contract spells out who pays it. You will also see attorney fees, title insurance and prepaid items on your closing statement.

How does insurance work for coastal South Carolina homes?

Many coastal homeowners buy wind and hail coverage from a private insurer, and in eligible coastal areas the South Carolina Wind and Hail Underwriting Association offers it when coverage is hard to find elsewhere. If the home sits in a FEMA flood zone, flood insurance will also be required. We suggest requesting quotes as soon as you are under contract.

Is there property tax relief for disabled veterans in South Carolina?

Yes. Veterans with a 100% permanent and total service-connected disability can have their home and up to five acres fully exempt from property tax. Separately, homeowners who are 65 or older, totally and permanently disabled, or legally blind may exempt the first $50,000 of their home’s fair market value through the county auditor.

Do you serve all of South Carolina?

Yes. We are licensed in South Carolina and help buyers and homeowners in every county, from Greenville and Spartanburg to Beaufort and Horry. Our office is in Charlotte, near York County, and we work by phone, video call and e-signature, coordinating with your agent and closing attorney wherever you are buying.

Let's talk about your South Carolina move.

Whether you are crossing the state line from Charlotte or heading for the coast, we will lay out your options clearly and help you choose with confidence. Call (704) 275-8175 or start online.

Oak Capital Mortgage, LLC · NMLS #1960829 · 1800 Central Ave, Suite 301, Charlotte, NC 28205. All loans are subject to credit approval and underwriting.

South Carolina mortgage broker.Upstate to Lowcountry.