Charleston, SC
Charleston, SC home loans, built for Charleston's market.
From jumbo to move-up money, Charleston loans get built around real Charleston price tags — Harleston Village included, template excluded.
Who can help me get a mortgage in Charleston, SC?
Choice Home Mortgage can. We arrange Charleston home loans through licensed partner brokers in South Carolina and coordinate each Charleston file ourselves; our own license is California's (NMLS #2629064). Owner Esther Buede coordinates it personally, and we compare many lenders for it.
For Charleston, FHFA's 2026 one-unit limit is $832,750 (Charleston County), which is where a loan stops being conforming and becomes jumbo. Everything from the first call to closing runs by phone and online.
How Charleston buyers reach closing in Charleston.
Charleston’s Peninsula is one of the most architecturally intact antebellum urban environments in the US, with supply permanently constrained by water on three sides and preservation ordinances; combined with its status as a top relocation destination, this scarcity creates durable demand across price tiers.
So the Charleston strategy starts with the market, not the rate sheet. Charleston follows Charleston County’s national-baseline limit for 2026: $832,750 on a one-unit Charleston home. Since typical Charleston prices stay under $832,750, a Charleston buyer keeps conventional, FHA, and first-time-buyer all in play. Price-wise, Charleston runs above the national norm. Per FHFA’s 2026 schedule — we’ll check your exact numbers.
2026 loan limits checked against FHFA’s county file; this page was last updated October 13, 2026.
Some 127,000-plus people live in Charleston — Harleston Village, West Ashley, and between — a short drive from Goose Creek or Mount Pleasant. We work Charleston from the ground up — close to The Battery and Rainbow Row. Whether the address is in Harleston Village, French Quarter, Wagener Terrace, and West Ashley or another Charleston pocket entirely, the financing follows. Charleston buyers reach us in one call; the loan runs online from there, with the Charleston market knowledge built in. Across South Carolina, our coverage runs 12 cities deep — and in Charleston, as everywhere, the county numbers get verified before anything is quoted.
The broker difference, Charleston edition.
Charleston market knowledge
The Charleston map — Harleston Village, French Quarter, Wagener Terrace, out toward The Battery and Rainbow Row — is exactly the local detail your financing should be built on.
Built for Charleston price tags
Charleston runs above the national norm — we structure FHA, jumbo for the Peninsula, conventional financing around Charleston price points.
Many lenders, one file
Instead of one bank's rates, your Charleston application sees many lenders competing — that's the whole point of working with us.
The owner, coordinating
In Charleston you get the owner, Esther Buede, coordinating your file personally, with no queue for Charleston files.
One name coordinating every Charleston loan.
Every Charleston file has one coordinator: owner Esther Buede (individual NMLS #2003644). She’ll know your Charleston plans, French Quarter or anywhere in Charleston, and your name from the first call. Meet the family behind CHM →
“Esther made this transition so smooth and seamless for us. This team is amazing and we could not have chosen a better partner in the journey!”
Charleston financing that fits the home and the borrower.
FHA work anchors our Charleston lending, with The Battery and Rainbow Row part of the pull. Charleston files most often land on FHA, jumbo for the Peninsula, conventional through our licensed partner-broker network — and past those, every Charleston option gets shopped: non-QM, conventional, VA, and an FHA loan. Start where it suits you: buying, refinancing, or testing the numbers — start your application here or call (949) 522-7310.
The programs that come up most for Charleston buyers: conventional, FHA, jumbo for the Peninsula.
Charleston self-employed buyers get their own path here, qualifying on bank-statement income instead of W-2s. Charleston County’s 2026 conforming and FHA limits, by unit count are laid out in full if you’re comparing property types.
And around Charleston: Goose Creek, Mount Pleasant, North Charleston are all in reach. Every South Carolina city we cover →
Licensed in California (NMLS #2629064), Choice Home Mortgage helps Charleston, SC buyers through licensed partner brokers. Equal Housing Opportunity. We serve this area; we do not maintain a Charleston office.
Asked by Charleston buyers, answered here.
How high can a conforming loan go in Charleston?
A conforming loan on a one-unit Charleston home can go up to $832,750 in 2026, which is FHFA's limit for Charleston County. That is the national baseline with no high-cost adjustment, so a loan above $832,750 is a jumbo loan. Two-unit homes in Charleston County have a $1,066,250 conforming limit for 2026.
Does a Charleston purchase price mean jumbo paperwork?
No, not unless the loan amount is above $832,750, the 2026 conforming limit for Charleston County; a Charleston loan at or under it follows standard conforming rules even on a higher-priced home. Putting more down keeps the loan at or under $832,750, which keeps it conforming.
What parts of Charleston do you work in?
Every part of Charleston, including Harleston Village, French Quarter, Wagener Terrace and West Ashley. What changes from one neighborhood to the next is the price and the appraisal, since the appraiser compares recent sales nearby. Wherever the address is, from Harleston Village to West Ashley, a licensed partner broker originates the loan and we coordinate it by phone and online.
I'm buying in Charleston, SC: can you handle it?
Yes. A licensed partner broker in South Carolina originates the Charleston loan, and Choice Home Mortgage coordinates it. Choice Home Mortgage is licensed in California (NMLS #2629064) and has no Charleston office, so the application, documents and updates run by phone and online. Owner Esther Buede coordinates the file, and many lenders compete for it.
Do you cover the towns around Charleston?
Yes, the towns around Charleston are covered, including Goose Creek, Mount Pleasant and North Charleston. Every address is checked against its own county's 2026 limit before we quote. Licensed partner brokers originate those loans and Choice Home Mortgage coordinates them, the same way as a Charleston file.
What does the mortgage process look like from Charleston?
From Charleston, the whole mortgage process runs by phone and online: you apply online, upload documents and get updates as the loan moves. A licensed partner broker in South Carolina originates the loan, and Choice Home Mortgage (California NMLS #2629064) coordinates it and compares many lenders.
Start your Charleston loan today.
Tell us about the Charleston home you want — we'll match the program and make lenders compete for your Charleston loan.