Charleston, South Carolina
Charleston mortgage broker.
South of Broad to Summerville.
Charleston homes run from single houses South of Broad to new builds in Nexton and cottages on Folly Beach. Oak Capital Mortgage shops those purchases with many wholesale lenders, and a South Carolina-licensed loan officer helps you plan for flood, wind and historic district details.
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- Serving Charleston & the Lowcountry
- Licensed in South Carolina
Takes about 2 minutes. A quick inquiry, not a loan application.
Jumbo • Conventional • VA • FHA • Bank Statement • Renovation • DSCR Investor • Bridge
Lowcountry
Coastal know-how for Lowcountry buyers.
Buying near the coast brings a few extra steps, from flood zones to wind coverage to historic district rules. We plan for them at the start so closing day holds no surprises.
Flood zones and wind coverage
Many Lowcountry homes sit in or near FEMA flood zones, and coastal policies may split out wind and hail. We check flood status and gather quotes before you are deep into a contract.
Board of Architectural Review
Exterior changes to homes in Charleston’s historic districts may need city approval. If a renovation loan is in the plan, we factor that review into your timeline.
Joint Base Charleston moves
Service members connected to Joint Base Charleston, along with veterans and eligible surviving spouses, can put their VA benefit to work. We start with your eligibility.
Short-term rental limits
Short-term rental rules are strict in parts of the area. If you are buying to rent, we look at local rules early and at DSCR loans for long-term rentals.
The Lowcountry in numbers
What it costs to own here.
The tri-county market is giving buyers a little more breathing room than a few years ago, and Charleston County’s tax credits make living in your home much cheaper than renting it out. Here is the market as of October, and how a tax bill actually adds up.
$445,239 median
The typical sale price across the Charleston Trident MLS in October 2026, up 4.7% in a year. Dorchester County single-family homes held flat at $395,000.
53 days to sell
A day faster than last October. Homes in established neighborhoods still go quickly, while new construction gives you more room to negotiate.
3.6 months of inventory
Tighter than the Upstate. Expect competition for move-in-ready homes close to the peninsula and the beaches.
1,312 closings
Down 6.2% from October 2025. Fewer buyers in the market can mean better odds on a home that has been listed for a few weeks.
October 2026 figures for the Charleston Trident Multiple Listing Service area (Charleston, Berkeley and Dorchester counties), current as of November 9, 2026. Source: Charleston Trident Association of REALTORS via ShowingTime.
Reading a Charleston County tax bill
Three things shrink the bill on a home you live in. It is assessed at 4% of value instead of 6%. It skips the 145.2-mill school operating levy. And Charleston County credits back a share of local sales tax, figured as a factor times the appraised value: 0.0009 countywide, plus the town’s own factor. A rental or second home gets none of the three. The rates the County Auditor published for 2026:
| Charleston County district | 2026 combined millage | City or town credit factor |
|---|---|---|
| City of Charleston (Charleston County side) | 300.8 | 0.00083 |
| City of North Charleston | 310.3 | 0.00076 |
| Town of Mount Pleasant | 263.1 | 0.00042 |
| Town of James Island | 297.9 | 0.00168 |
| Town of Sullivan’s Island | 275.0 | 0.00016 |
| City of Folly Beach | 251.3 | 0.00014 |
| Kiawah Island | 249.8 | None |
| City of Isle of Palms | 240.7 | 0.00017 |
What that means on a home near the October 2026 regional median, if the assessor values it at the price paid:
| $445,000 home | Primary home (4%), after credits | Rental or second home (6%) |
|---|---|---|
| City of Charleston | $2,000 a year $167 a month | $8,031 a year $669 a month |
| North Charleston | $2,200 a year $183 a month | $8,285 a year $690 a month |
| Mount Pleasant | $1,511 a year $126 a month | $7,025 a year $585 a month |
Charleston County also adds a solid waste fee to each bill, $154 in the Auditor’s sample. Estimates only; exact millage depends on the fire or service district for the address. Daniel Island, Cainhoy and most of Summerville are taxed by Berkeley or Dorchester County, with different rates. Source: Charleston County Auditor, 2026 millage levy.
Tax details by county
Know which county you’re buying in.
Charleston’s suburbs cross county lines, and each county has its own assessor, rates and paperwork. These four points change the payment we quote you.
Check the county line
Summerville spreads across Dorchester, Berkeley and Charleston counties. Daniel Island and Cainhoy are in the City of Charleston but taxed by Berkeley County. We pull the tax district for the exact parcel before estimating your escrow.
Claim your legal residence
The 4% rate and the school operating exemption are not automatic. File with the county assessor where the home sits once you have moved in. The deadline for each tax year is generally January 15 of the following year, so a closing in the fall leaves only a few weeks.
Sales tax credits are local
Charleston County’s credit, and the extra credits from Charleston, North Charleston, Mount Pleasant and James Island, only reach a home approved as a legal residence. Berkeley and Dorchester set their own rates, so the same price can carry a different bill.
A purchase resets the value
The assessor revalues a home when it sells, so the listing’s tax history understates what you will pay. Once you own it, reassessment increases are capped at 15% every five years. Owners 65 and older can also exempt $50,000 of value after a full year as a South Carolina resident.
Buying to rent? The 6% rate applies with no credits, and short-term rental rules vary by town, so we size DSCR and investor loans on the full bill. Sources: Charleston County Auditor and Assessor; SC Department of Revenue Homeowner’s Guide to Legal Residence; S.C. Code 12-37-3140.
Closed in the Lowcountry: a 30-year fixed purchase in Summerville (29485) with 10% down. They made offers at several price points, so we issued a new preapproval letter matched to each offer until they landed the house. Selling one home to buy the next? See bridge loans. Transferring to Joint Base Charleston? Start with our VA loan guide.
Lowcountry loans
Single houses, island homes and Summerville streets.
A single house on the peninsula, a Nexton new build and a Folly cottage all borrow differently. Tap a program to see who it serves.
Conventional
Primary homes, second homes and refinances from Summerville to the islands.
Often a fit for: established borrowers across the Lowcountry.
Jumbo
Loans above $832,750 for South of Broad, Mount Pleasant’s Old Village, Daniel Island, Sullivan’s Island, Isle of Palms and Kiawah.
Often a fit for: island, harbor-view and historic buyers.
VA
Benefits earned through service, with no down payment required for eligible borrowers. About VA loans.
Often a fit for: Joint Base Charleston personnel, veterans and eligible surviving spouses.
FHA
A lower down payment and flexible credit, insured by FHA. FHA at a glance.
Often a fit for: first-time buyers in North Charleston, Goose Creek and Ladson.
Renovation
Buy an older house and finance the updates in one step.
Often a fit for: Wagener Terrace, Park Circle and West Ashley buyers.
Bank Statement & Asset-Based
Deposits or liquid assets qualify you instead of tax returns.
Often a fit for: relocating business owners and self-employed professionals.
DSCR Investor
Rent qualifies the loan; with short-term rental rules strict in parts of the area, long-term leases are often the cleaner fit.
Often a fit for: Lowcountry landlords.
Bridge
Use equity in your current home to buy first. Bridge loan basics.
Often a fit for: Lowcountry move-up buyers with larger loan amounts.
Getting started
Your first Charleston-area home starts here.
First home in North Charleston, Summerville or Goose Creek? Some programs allow a smaller down payment, and some count gifts from family. Near the coast, insurance can move the budget, so we show the cash to close and the premiums side by side.
Peninsula and beyond
The peninsula, the islands and inland.
We work across Charleston, Berkeley and Dorchester counties, from downtown and the sea islands to Summerville and Goose Creek.
Peninsula & the islands
South of Broad · Harleston Village · Hampton Park · Wagener Terrace · West Ashley · James Island · Johns Island · Folly Beach · Kiawah Island
East Cooper
Mount Pleasant · Old Village · Carolina Park · Daniel Island · Sullivan’s Island · Isle of Palms
North & inland
North Charleston · Park Circle · Summerville · Nexton · Goose Creek · Cane Bay · Ladson · Moncks Corner
Downtown, East Cooper, the sea islands and the Berkeley and Dorchester suburbs are all part of our South Carolina coverage. Moving from North Carolina? Our license there helps on that end.
Client reviews
Notes from our clients.
How much will flood insurance factor into a Charleston purchase?
Expect it to matter. Much of the peninsula, James Island and the barrier islands is mapped as special flood hazard area, and a federally backed mortgage there requires flood coverage. Premiums hinge on the home’s elevation certificate, so ask the seller for it and get insurance numbers before you settle on a budget.
What is a CL-100, and will I need one?
A CL-100 is South Carolina’s wood infestation report, covering termites and other wood-destroying insects. Many Charleston-area purchases include one, and lenders often ask for it. Schedule it with your other inspections.
Can I renovate a home South of Broad or in another historic district?
Yes, with some planning. Exterior changes in Charleston’s historic districts typically need approval from the Board of Architectural Review. A renovation loan can cover the purchase and the work, so start design conversations early.
Can I buy a Charleston home to rent on short-term sites?
Possibly, but check first. The City of Charleston and nearby towns each set their own short-term rental rules, and they’re strict in parts of the area. Many investors here stick with long-term leases.
I'm transferring to Joint Base Charleston. Where can I use my VA loan?
Your VA loan isn’t tied to the base. Airmen and sailors at Joint Base Charleston live everywhere from Hanahan and Goose Creek to Summerville and North Charleston, and any of them works as long as it’s your primary home. Send us your orders and report date and we’ll build the purchase timeline around them.
Can I choose my own closing attorney in South Carolina?
For most home loans, yes. The South Carolina Supreme Court has long required lawyers to oversee residential closings, and a state statute lets consumer borrowers choose both the closing attorney and their insurance agent. Your Lowcountry agent may suggest a firm, but you make the call.
How much are property taxes on a $445,000 home in Charleston, SC?
Inside the City of Charleston on the Charleston County side, about $2,000 a year (roughly $167 a month) once the home is approved as your legal residence and the sales tax credits apply, plus the county solid waste fee. The same home as a rental or second home runs about $8,000 a year. Mount Pleasant comes in lower and North Charleston a bit higher.
What is the Charleston County property tax credit?
It is a credit funded by local sales tax that lowers the bill on owner-occupied homes. The county figures it by multiplying the appraised value by a factor, 0.0009 countywide for 2026, and several towns add their own, such as 0.00083 in the City of Charleston. It only applies once the 4% legal residence assessment is approved.
Is Summerville in Charleston County?
Partly. The town of Summerville sits in Dorchester, Berkeley and Charleston counties, and most of it is in Dorchester. Your tax rate, credits and the office you file with depend on which county the parcel is in, so we confirm it from the property record before quoting a payment.
Is Daniel Island in Charleston County or Berkeley County?
Daniel Island is part of the City of Charleston but sits in Berkeley County, so Berkeley County assesses it and sends the tax bill. Its schools are also in the Berkeley County School District. Charleston County’s millage and credits do not apply there.
When do I apply for the 4% rate in Charleston County?
After you close and move in, apply with the Charleston County Assessor, bringing proof that the home is your domicile, such as a South Carolina driver’s license and vehicle registration. The application is due by the first penalty date for that year’s taxes, generally January 15. Until it is approved, the home is billed at 6% with no credits.
Is now a good time to buy in Charleston?
Conditions are a little friendlier to buyers. In October 2026 the Charleston Trident MLS area had about 3.6 months of inventory and homes sold in a median of 53 days, while closings fell 6.2% from a year earlier. Prices are still rising, up 4.7%, so a solid preapproval helps you move on the right house.
Local market guides
More South Carolina guides.
Let's talk about your Charleston move.
On the peninsula, East Cooper or out in Berkeley County, it starts the same way: a short online form or a call. A licensed loan officer then reaches out to you personally.
Oak Capital Mortgage, LLC · NMLS #1960829 · 1800 Central Ave, Suite 301, Charlotte, NC 28205. All loans are subject to credit approval and underwriting.