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.

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.

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.

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

Lowcountry loan questions.

Don’t see yours? Call (704) 275-8175.

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.

Local market guides

More South Carolina guides.

South Carolina overview · Fort Mill & Rock Hill · Greenville · Columbia · Myrtle Beach

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.

Charleston mortgage broker.South of Broad to Summerville.