Charleston County · Palmetto Heroes

Help for first-time buyers in Charleston County, South Carolina

In Charleston County, Palmetto Heroes is closed for 2026, but the $10,000 forgivable second mortgage from SC Housing is still available to qualified first-time buyers.

County seat: Charleston
Residents: 436,200
Income ceiling, 3+: $135,125
Highest price: $450,000

About buying in Charleston County

Charleston, North Charleston, Mount Pleasant, James Island and Isle of Palms all fall under one set of SC Housing numbers: $117,500 for a 1-2 person household, $135,125 for 3 or more, and a $450,000 price ceiling. The price cap is firm, so check the list price before you fall for a place.

Charleston is one of the 12 counties with the 3-year first-time buyer rule. Next door, Berkeley and Dorchester counties have higher limits ($141,000 / $164,500) and only require that you not own a home at closing. Part of North Charleston lies in Dorchester County, so the exact address matters.

Charleston County School District teachers and staff of the Charleston Police, North Charleston Police, Charleston Fire, the sheriff's office and county EMS all fit 2026 Heroes roles.

Limits that apply in Charleston County

Households of one or two	Households of three or more	Highest purchase price
$117,500	$135,125	$450,000

Charleston County's limits are $117,500 for 1-2 people and $135,125 for 3+, with the statewide $450,000 price limit. You may also consult the statewide table or work out a comfortable price.

Further assistance offered in Charleston County

The programs below are run locally. Some may be added to the state program and some take its place; since each sets its own rules, your loan officer will tell you which can be used together.

Charleston Homeownership Initiative (First Time Homebuyer Program)

Accepting applications

City of Charleston

Intended for: First-time buyers (no home in 3 years) earning 50%-120% AMI buying City-sponsored homes
Assistance: Down payment/closing cost assistance from City and partner sources (amount not published); City funds secured by long-term restrictive covenants
Form of help: Deferred loan, repaid on sale
Income ceiling: 50%-120% AMI
First-time buyers only?: Yes
Further conditions: Homebuyer counseling via OriginSC or Charleston Trident Urban League; primary residence; 90-year affordability covenant; current/former residents of target neighborhoods get priority

Tied to specific City/nonprofit-built homes (current: Juniper Townhomes, West Ashley), first-come first-qualified via Neighborly portal https://portal.neighborlysoftware.com/CHARLESTONSC/Participant. Contact 843-724-7353. 133 households served to date.

Reviewed November 2026 · our standards

Ask whether I qualify

The complete list for South Carolina

Homebuyer classes near Charleston County

Nearly every assistance program asks you to complete a homebuyer class before closing. The HUD-approved agencies below, each within reach of Charleston County, teach that class or offer counseling before purchase.

Agency	Location	Miles away	Offered	Languages	How it is taught
Charleston Trident Urban League, Inc.	Charleston	3 mi	homebuyer education class, pre-purchase counseling	English	Face to Face, Phone, Internet
Origin Sc	North Charleston	12 mi	homebuyer education class, pre-purchase counseling	English	Face to Face, Phone, Internet

Taken from HUD’s list of housing counseling agencies. A given program may not accept every class.

Unsure which class will count? A loan officer who offers South Carolina programs can tell you, and can begin your pre-approval at the same time. Begin my eligibility review

Local employers whose staff may qualify

Among the eligible employers in and around Charleston County:

Charleston County School District
Charleston County Sheriff's Office
Charleston Police Department
North Charleston Police Department
Charleston Fire Department
Charleston County EMS

Charleston County School District educators and local police, fire and EMS staff were all on the 2026 Heroes list. The full list of eligible professions

Questions about Charleston County

Is the Dorchester side of North Charleston different?

Yes. Dorchester County uses $141,000 / $164,500 and the looser first-time rule. Charleston County uses $117,500 / $135,125 and the 3-year rule.

What if the home costs more than $450,000?

It can't be financed through Heroes or the Homebuyer Program. Palmetto Home Advantage has no sales price limit.

Can I still get $10,000 while Heroes is closed?

Yes. The year-round SC Housing Homebuyer Program offers $10,000 in forgivable DPA in Charleston County.

Neighboring county guides

Every county guide