Florence, SC
From renting in Florence to owning in Florence.
We fit the loan to your Florence plans — first-time-buyer, conventional, FHA and more — walking Florence buyers through it, Timrod Park to closing day.
The Florence market, read honestly.
Florence commands the Pee Dee region as the dominant healthcare, retail, and logistics hub at the I-95/I-20 interchange, anchored by McLeod Health and Francis Marion University; this institutional base creates stable, employment-driven housing demand that insulates the market from cyclical volatility affecting smaller secondary markets.
Every Florence loan starts from that reality. 2026 gives Florence buyers a $832,750 conforming cap on one-unit homes — Florence County sits at the national baseline. Florence price points mostly stay under $832,750, which keeps conventional, FHA, and first-time-buyer on the menu for Florence buyers. FHFA 2026 figures; your scenario gets verified before anything else.
From Timrod Park over to West Florence, Florence’s 37,000-plus residents sit within minutes of Sumter and North Charleston. Florence isn’t an abstraction to us — we know it down to Francis Marion University and the Florence Civic Center. Name the Florence neighborhood — Timrod Park, Ebenezer/Southwest Florence, Downtown Florence, and West Florence or beyond — and we finance there. Looking for a mortgage broker near you in Florence? We serve Florence by phone and online, so Florence buyers get local-market help without driving anywhere. We work 12 cities across South Carolina; Florence gets the same discipline as all of them — verify the Florence numbers, then shop the loan.
One file, many lenders, Florence terms.
Florence, block by block
From Francis Marion University and the Florence Civic Center across Timrod Park, Ebenezer/Southwest Florence, Downtown Florence, we keep tabs on what Florence homes actually go for and which programs carry them.
First Florence home help
First-time-buyer, conventional, FHA carry most Florence purchases — and we check every assistance program a Florence file qualifies for.
Many lenders, one file
Instead of one bank's rates, your Florence application sees many lenders — that's the whole point of a broker in Florence.
Direct to the owner
Your Florence file is handled by owner Esther Buede herself — in Florence or Sumter, hers is the name buyers recognize from our reviews.
Your loan, one named expert.
Your Florence file belongs to owner Esther Buede (individual NMLS #2003644) personally — she’s guided buyers to closing since 2005, and Florence — Ebenezer/Southwest Florence included — is no different. Meet the family behind CHM →
“One of the best business interactions that I've ever had. Esther Buede made my loan application possible.”
Programs shaped to Florence price tags.
Florence keeps us busy with first-time-buyer files — the draw of Francis Marion University and the Florence Civic Center doesn’t hurt. Florence work runs heaviest on first-time-buyer, conventional, FHA, arranged through our licensed partner-broker network — but the full menu stays open for Florence files: VA, FHA, non-QM, and conventional. Jump in at any stage: buying, refinancing, or just running numbers — apply online or call (949) 522-7310.
Florence is the center, not the edge — Sumter, North Charleston, Fayetteville are covered too. Browse our South Carolina service areas →
Choice Home Mortgage is licensed in California (NMLS #2629064) and helps Florence, SC buyers through licensed partner brokers. Equal Housing Opportunity. We work with Florence buyers remotely and maintain no Florence office.
Florence mortgage questions, answered.
What's the 2026 conforming loan limit in Florence?
$832,750 is the 2026 line for Florence: at or under it, a Florence loan stays conforming; over it, jumbo rules take the file. Per FHFA — we'll confirm yours.
Do Florence first-time buyers have good loan options?
The short list for Florence is conventional, FHA, first-time-buyer. Which one wins depends on your down payment and credit — we sort that out on the first Florence call.
Which Florence neighborhoods do you serve?
Every corner of Florence, from Timrod Park, Ebenezer/Southwest Florence, Downtown Florence, West Florence on out. A Florence loan prices off your file, not the neighborhood.
Can an out-of-state broker really cover Florence, SC?
We do — via licensed partner brokers. We're California-licensed (NMLS #2629064) and quarterback the Florence, SC file so Florence buyers still get many lenders shopped.
I'm shopping Florence and the next town over — covered?
Covered — Sumter, North Charleston, Fayetteville all run the same play as Florence, with each county's own limit checked before anything is quoted.
How does the process run for a Florence buyer working with you?
From Florence it's phone-and-online end to end — apply digitally, upload documents, get updates as they happen. Licensed partner brokers cover the SC licensing side; you never sit in a lobby.
Ready for your Florence address?
One conversation, zero pressure — your Florence plan mapped and a market of lenders put to work on the Florence file.