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.
Can Choice Home Mortgage help me buy a home in Florence, SC?
Yes. Choice Home Mortgage helps Florence buyers and homeowners through licensed partner brokers who handle the South Carolina licensing, while we coordinate the Florence file and compare many lenders for it. We are a family-owned broker licensed in California (NMLS #2629064), and owner Esther Buede coordinates your loan from the first call to closing.
For Florence, FHFA's 2026 one-unit limit is $832,750 (Florence County), which is where a loan stops being conforming and becomes jumbo. Everything from the first call to closing runs by phone and online.
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. Price-wise, Florence runs entry-level. FHFA 2026 figures; your scenario gets verified before anything else.
2026 loan limits checked against FHFA’s county file; this page was last updated October 13, 2026.
From Timrod Park over to West Florence, Florence’s 37,000-plus residents sit within minutes of Sumter and Darlington. 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 mortgage help near you in Florence? We coordinate Florence loans by phone and online with licensed partner brokers, so you 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 competing — that's the whole point of working with us.
Direct to the owner
Esther Buede, the owner, coordinates your Florence loan start to finish; our Google reviews show Florence buyers why that matters.
Your loan, one named coordinator.
Your Florence file is coordinated by owner Esther Buede (individual NMLS #2003644) personally, and Florence, Ebenezer/Southwest Florence included, gets her full attention. Choice Home Mortgage has worked that way since 2005. 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 loans, non-QM, and conventional. Jump in at any stage: buying, refinancing your mortgage, or just running numbers — apply online or call (949) 522-7310.
For Florence, that usually means conventional, FHA, first-time-buyer.
Self-employed in Florence? We also work with self-employed buyers — 1099 income included. Florence County’s full 2026 loan limits by property type break down one- through four-unit ceilings if you want the complete picture.
Florence is the center, not the edge — Sumter, Darlington, Marion 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?
A conforming loan on a one-unit Florence home can go up to $832,750 in 2026, which is FHFA's limit for Florence County. Florence County uses the $832,750 national baseline, so a larger loan is a jumbo loan, which each lender prices and underwrites under its own rules.
Do Florence first-time buyers have good loan options?
Yes. First-time buyers in Florence can choose from conventional and FHA loans, and down-payment assistance where they qualify. Some conventional programs accept 3% down from first-time buyers. HUD's 2026 FHA limit for one unit in Florence County is $541,287. FHA loans allow 3.5% down with a credit score of 580 or higher, under HUD's rules.
Which Florence neighborhoods do you serve?
All of them, from Timrod Park to West Florence; the rest of Florence is covered too. Prices shift from street to street, and the appraisal follows recent nearby sales; the loan terms follow your credit, income and down payment. For a one-unit home in Florence County, the 2026 conforming limit is $832,750.
Can an out-of-state broker really cover Florence, SC?
Yes, because a licensed partner broker in South Carolina originates the Florence loan while Choice Home Mortgage, licensed in California, coordinates it. Choice Home Mortgage is licensed in California (NMLS #2629064) and has no Florence office, so the application, documents and updates run by phone and online.
I'm shopping Florence and the next town over: is that covered?
Yes. You can compare homes in Florence with Sumter, Darlington and Marion on one file. Loan limits are set county by county, so the limit is re-checked for whichever town the home is in. Licensed partner brokers originate those loans and Choice Home Mortgage coordinates them, the same way as a Florence file.
How does the process run for a Florence buyer working with you?
A Florence buyer starts with one call to set the plan, then applies online, uploads documents and gets updates as the file moves. A licensed partner broker in South Carolina originates the loan, and Choice Home Mortgage (California NMLS #2629064) coordinates it and compares many lenders.
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.