Greenville, South Carolina
Greenville mortgage broker.
Mill villages and Keowee views.
People move to Greenville for jobs along I-85, for downtown, and for weekends on Lake Keowee. Whatever brings you, Oak Capital Mortgage can shop your loan with a long list of wholesale lenders. Your loan officer is licensed in South Carolina.
- 5.0 on Google
- Serving Greenville & the Upstate
- Licensed in South Carolina
Takes about 2 minutes. A quick inquiry, not a loan application.
Conventional • Jumbo • Renovation • FHA • VA • Bank Statement • DSCR Investor • Bridge
Upstate SC
Ready for Upstate moves, big and small.
Greenville draws people from all walks of life: new arrivals for work, families moving up, and buyers looking toward the lakes and mountains. We help each one find a loan that fits.
Moving here for a new job
With BMW and Michelin operations near GSP and Pelham Road, many buyers come to the Upstate for work. We can start your preapproval before you arrive and work around house-hunting trips.
Lake Keowee and Hartwell homes
Lake properties and acreage do not always fit one bank’s guidelines. We look across lenders for jumbo and second-home options that do.
West Greenville mill houses
West Greenville mill houses and mid-century homes in established neighborhoods often need updating. Put the cost of the work into the mortgage with a renovation program.
Rentals near Furman and Clemson
Investors near downtown, Furman University or Clemson often prefer DSCR programs, which judge the deal by rent against the payment.
Upstate by the numbers
What it costs to own here.
The Upstate market has cooled from its rush years, and South Carolina’s tax system rewards owners who live in their homes. Here is where the market stood this fall, and why the same house can carry two very different tax bills.
Median price: $324,900
Up 1.5% from September 2025. Prices are still climbing, just slowly, which takes some of the pressure off bidding.
59 days on market
Half of homes took about two months or more to sell. That leaves room to ask for repairs or seller-paid closing costs on homes that have sat.
4.4 months of supply
Close to what most agents call a balanced market. New construction in Simpsonville, Fountain Inn and Greer adds to the choices.
1,547 homes sold
Closed sales across the region in September. Steady volume means appraisers have recent sales to work from in most neighborhoods.
Median sale price and market figures for September 2026, Greater Greenville Association of REALTORS region. Source: GGAR monthly indicators (ShowingTime).
How a Greenville County tax bill works
South Carolina taxes a home on its assessed value, which is a percentage of market value: 4% if it is your legal residence, 6% for anything else. Your legal residence is also exempt from the school operating levy, 141.2 of the 331.5 mills inside the City of Greenville. One mill is $1 of tax per $1,000 of assessed value. Here are the 2025 rates by district:
| Greenville County tax district | 2025 total millage |
|---|---|
| City of Greenville | 331.5 |
| Greer (Greenville County side) | 361.1 |
| Travelers Rest | 333.0 |
| Taylors (unincorporated) | 328.2 |
| Berea (unincorporated) | 322.7 |
| Fountain Inn | 287.1 to 318.8 |
| Mauldin | 276.7 to 303.8 |
| Simpsonville | 281.2 to 303.5 |
| Wade Hampton (unincorporated) | 297.3 |
Here is the difference on a home at the September 2026 median, assuming the county values it at the price you paid:
| $324,900 home in the City of Greenville | Per year | Per month |
|---|---|---|
| Your primary home, 4% ratio (school operating millage exempt) | $2,473 | $206 |
| Second home, rental, or before your 4% application is approved (6% ratio) | $6,462 | $539 |
Rates in Fountain Inn, Mauldin and Simpsonville depend on the fire or special district your street is in. Taxes are estimates before any local credits, and exclude vehicle taxes and solid waste or stormwater fees. Source: Greenville County 2025 millage rates.
South Carolina specifics
Four rules that change your numbers.
These are the ones that surprise buyers moving in from other states. We build them into your estimate before you commit to a house.
File for the 4% rate
The county does not apply it on its own. After closing, file a legal residence application with the Greenville County Assessor, with proof such as an SC driver’s license and vehicle registration. The deadline for a tax year is the first penalty date, generally January 15. On a median-priced home the difference is about $4,000 a year.
The sale resets the value
When a home sells, the county revalues it at market, so the seller’s tax bill is not a guide to yours. After that, South Carolina caps increases from countywide reassessment at 15% every five years for as long as you own it.
Retiring to the Upstate
Owners 65 or older, or totally disabled or blind, can exempt the first $50,000 of their home’s value. You need to have been a South Carolina legal resident for one full calendar year first, so count on it starting in your second tax year here.
South Carolina closing costs
A South Carolina attorney has to handle the closing. There is no mortgage tax or intangible tax on the loan. The deed recording fee, $1.85 per $500 of price, is customarily paid by the seller, though your contract decides.
Buying a rental or second home? It is taxed at 6% with the full school levy, so we size DSCR and investor loans on the full bill. Sources: Greenville County Real Property Services; SC Department of Revenue Homeowner’s Guide to Legal Residence; S.C. Code 12-37-3140 and 12-24-10.
Closed in the Upstate: an FHA purchase in Mauldin (29662) with 3.5% down, and a DSCR investor loan in Salem near Lake Keowee. First-time buyer? Start with our FHA loan guide. Buying before your current home sells? See bridge loans.
Upstate programs
Mill houses, lake homes and new subdivisions.
Downtown townhome? Simpsonville new build? Something on Lake Keowee? The right loan depends on which. Each program below lists who it suits.
Conventional
Primary homes, second homes and refinances across the Upstate.
Often a fit for: relocating professionals and local buyers with solid credit.
Jumbo
Loans above $832,750 along Augusta Road and North Main, in mountain communities and on Lake Keowee.
Often a fit for: lake and luxury buyers.
FHA
FHA-insured, with a lower down payment and flexible qualifying. See how FHA works.
Often a fit for: first-time buyers in Greer, Mauldin, Simpsonville and Easley.
VA
Benefits earned through service, with no down payment required for eligible borrowers. VA loan info.
Often a fit for: Upstate veterans and eligible surviving spouses.
Bank Statement & Asset-Based
Qualify using deposits or assets instead of tax returns.
Often a fit for: contractors and owner-operators across the Upstate.
Renovation
Fund the purchase and the fix-up together.
Often a fit for: mill houses and mid-century ranches.
DSCR Investor
The property’s rent does the qualifying.
Often a fit for: landlords near downtown, Furman and Clemson.
Bridge
Buy the next home first with equity from your current one. Read about bridge loans.
Often a fit for: move-up buyers headed to the lake or the foothills.
Ready to own?
Make Greenville your first home base.
Thinking of buying in Greer, Mauldin or Simpsonville for the first time? Some loan programs need less money down, and family can sometimes give part of it. We line up the cash to close for every program you qualify for.
Upstate coverage
Downtown Greenville to the lakes and foothills.
We help buyers across Greenville, Spartanburg, Pickens, Anderson and Oconee counties, from city neighborhoods to lake and mountain communities.
In Greenville
Downtown · North Main · Augusta Road · Alta Vista · Overbrook · Village of West Greenville · Hollingsworth Park · Verdae
Greenville County
Greer · Taylors · Travelers Rest · Simpsonville · Mauldin · Fountain Inn · Five Forks
Around the Upstate
Spartanburg · Easley · Anderson · Clemson · Lake Keowee · Lake Hartwell
Greenville and Charlotte are linked by I-85, and we are licensed in both Carolinas. If you are moving either way, we can help at each end.
Client reviews
Client stories worth reading.
Can I get preapproved with a job offer before I move to the Upstate?
Often. People relocating to the Upstate regularly start house-hunting with only a signed offer letter, which some lenders accept under their guidelines. Send the letter and your first-day date, and we’ll line up preapproval so you can tour Greer, Simpsonville or downtown with confidence.
What changes when the home is on Lake Keowee or Lake Hartwell?
Docks and shoreline use follow rules set by the authority that manages each lake, so ask about permits. Lenders also treat second homes differently from primary residences, and higher prices may mean a jumbo loan. We sort through all of it early.
Can I finance a mill house in West Greenville or Judson?
Yes. Mill village houses around West Greenville, Judson and Poe Mill were built sturdy, and many finance like any other single-family home once they’re in decent shape. Where floors, wiring or the roof need attention, a renovation loan can fold that budget into your purchase.
Do foothills homes near Travelers Rest need special inspections?
Often. Rural properties may have wells, septic systems or private roads, and each can require a test, inspection or maintenance agreement. Book them as soon as you’re under contract.
Can I pick the attorney for my Greenville closing?
Usually. Under South Carolina law, a borrower on a consumer home loan has the right to select the closing attorney, and an attorney must supervise every residential closing. Many Greenville buyers ask their agent for a few names. Tell us who you choose and we’ll send the loan documents there.
Will you run my credit just to talk options?
No. We can discuss programs and numbers without touching your credit. A credit check comes later, with your permission, when you apply.
How much are property taxes on a $325,000 home in Greenville, SC?
Inside the City of Greenville, about $2,473 a year ($206 a month) if it is your legal residence taxed at 4%. The same home as a rental or second home, taxed at 6% with the full school levy, runs about $6,462 a year. Rates differ in Greer, Mauldin, Simpsonville and the unincorporated areas, so we price your payment with the rate for the exact address.
How do I get the 4% assessment ratio in Greenville County?
Apply with the Greenville County Assessor once you own and live in the home as your permanent residence. Bring proof of domicile, such as a South Carolina driver’s license, vehicle registration, voter registration or SC tax return. Applications are due by the first penalty date for that year’s taxes, generally January 15, and incomplete applications are not processed.
Will my property taxes go up after I buy a house in Greenville?
Usually, yes, at least at first. A sale lets the county revalue the home at market, so your bill is based on what you paid rather than on the seller’s older value. After that, increases from countywide reassessment are capped at 15% every five years while you own the home.
Does South Carolina have a property tax break for seniors?
Yes. Homeowners 65 or older, or totally disabled or totally blind, can exempt up to $50,000 of their home’s value from property tax. You must have been a South Carolina legal resident for a full calendar year before the exemption applies, and you file with the county.
Is Greenville a buyer's or seller's market right now?
Fairly balanced. In September 2026 the Greater Greenville region had about 4.4 months of supply, and homes took a median of 59 days to sell, with prices up 1.5% from a year earlier. Well-priced homes in popular areas still move fast, so a full preapproval helps.
Who pays closing costs when buying a home in South Carolina?
It depends on your contract, but in the Upstate the seller customarily pays the deed recording fee and the buyer pays lender, title insurance and attorney fees. South Carolina has no mortgage tax. Buyers can negotiate for the seller to cover part of their costs, which is more realistic in a slower market.
Local market guides
More South Carolina guides.
Moving to the Upstate? Let's talk.
Relocating for a job near Pelham Road or GSP, or already living downtown? Fill out our quick form or call, and a loan officer will reach out personally.
Oak Capital Mortgage, LLC · NMLS #1960829 · 1800 Central Ave, Suite 301, Charlotte, NC 28205. All loans are subject to credit approval and underwriting.