A note on timingPalmetto Heroes is closed for 2026 and no 2027 dates are announced. The year-round SC Housing Homebuyer Program still offers $10,000 in forgivable down payment help.Review my eligibility
The complete list · South Carolina
Down payment assistance in South Carolina: every program (2026)
SC Housing's year-round Homebuyer Program offers $10,000 in forgivable assistance statewide, and a dozen city, county, bank and employer programs add more in specific places. Here is each one, with who it serves and how much it pays.
Most help in South Carolina comes as a forgivable second mortgage: you owe nothing each month, and the balance goes away if you keep living in the home for a set number of years (5, 10, 15 or 20, depending on the program). Palmetto Heroes is closed for 2026 after its spring round ran out of money in under four weeks, and no 2027 dates are out yet. The SC Housing Homebuyer Program, with the same $10,000 forgivable amount, stays open between rounds.
Each card below lists who qualifies, the maximum amount, income and price caps, and the program's own rules. A Funding varies badge means the money is first-come or depends on yearly budgets, so call before you count on it. The Spartanburg Northside programs, including the 'Local Heroes' help for teachers and first responders, are listed but currently have no funds. Columbia buyers should note the split: inside city limits you use City Lender I; in unincorporated Richland County and Blythewood you use RCHAP. See your county guide for the local view, or check eligibility in six questions.
A printable companion. Our South Carolina homebuyer’s checklist gathers the papers, the steps, the programs and the questions to ask in one place. Request the checklist
Uncertain where to begin? Our program match narrows this list to the programs suited to your county, your work and your circumstances. Each entry was checked against its official source, as described in our research standards.
Palmetto Heroes
Palmetto Heroes is SC Housing's seasonal program for educators, licensed medical workers, first responders and military: $10,000 in forgivable down payment assistance plus a lower fixed rate on a 30-year SC Housing mortgage. The 2026 round closed April 13, 2026 and no 2027 dates have been announced. Between rounds, the year-round SC Housing Homebuyer Program offers the same $10,000 forgivable assistance. Read the summary · Review my eligibility
Further statewide programs
Families With Disabilities Homebuyer Program
Accepting applications
SC Housing
Intended for
Borrowers with a permanent disability, or with a household member who has a permanent disability; any SC county
Assistance
Forgivable DPA (amount not stated on page; SC Housing's standard Homebuyer DPA is $10,000) plus a special fixed rate
Form of help
Forgivable second loan
Income ceiling
SC Housing household income limits apply (same chart as Homebuyer Program)
Price ceiling
$450,000
First-time buyers only?
Yes
Used with Palmetto Heroes?
unknown - it is a separate SC Housing rate/DPA track; SC Housing loans generally carry one SC Housing DPA
FHA/VA/USDA special fixed-rate first mortgage; DPA is a 15-year (180-month) 0% second lien with no payments, forgiven if the buyer stays the full term.
First Generation Home Buyers (SC Housing community lending option)
Accepting applications
SC Housing
Intended for
First-time homebuyers whose families have never owned a home
Assistance
Reduced interest rate on SC Housing loan; DPA per Homebuyer Program ($10,000 forgivable)
Form of help
Reduced interest rate
Income ceiling
SC Housing income limits
Price ceiling
SC Housing price limits
First-time buyers only?
Yes
Used with Palmetto Heroes?
unknown - listed as an alternative rate tier alongside Palmetto Heroes
Only described in one line on SC Housing's Programs for Homebuyers page (no dedicated page found); Post and Courier (Oct 19, 2025) reported it as SC Housing's newest program.
Federal Home Loan Bank of Atlanta (through member banks/lenders)
Intended for
First-time homebuyers at or below 80% of county AMI (or state median, whichever is higher)
Assistance
Up to $17,500 (2026)
Form of help
Forgivable second loan
Income ceiling
80% AMI
First-time buyers only?
Yes
Used with Palmetto Heroes?
yes (layering) - SC Housing's Made It Home! page says FHLBank DPA may be layered behind SC Housing assistance, subject to lender approval
Buyer must contribute at least $1,000. Accessed only through an FHLBank Atlanta member lender; annual funds are first-come and can run out. 2026 limits from https://corp.fhlbatl.com/files/documents/ahp_homeownership_set_aside_program.pdf. FHLBank Atlanta also runs Workforce Housing Plus+ for 90.01-120% AMI buyers (2026 terms not fetched).
Cannot own any other improved property at closing; HUD-certified credit counseling and homeownership training before closing; owner-occupied while City holds a mortgage; 45 days contract-to-close; no PMI
DPA forgiven over 5 years of continuous residence, 'based upon availability of funds'. Flyer rev. 5/11/2026 (https://communitydevelopment.columbiasc.gov/wp-content/uploads/2026/05/City-Lender-I-with-down-payment5-11-26-pdf.jpg). Contact 803-545-3373.
City of Columbia HOME Affordable Homeownership (city-built cottages)
Accepting applications
City of Columbia
Intended for
Income-qualified buyers of city-developed single-family cottages (Pendleton, Ogden and McFadden Streets)
Assistance
City mortgage financing on affordable homes (amount not stated)
Form of help
Deferred loan, repaid on sale
Income ceiling
HUD HOME limits (80% AMI)
First-time buyers only?
No
Further conditions
No ownership of improved property within 3 years; HUD-approved homebuyer education (certificate valid 12 months); owner-occupied while City mortgage in place
Several homes listed, others under contract (Nov 2026).
Single-family detached only, built after 1978; HUD-certified homebuyer education; apply before ratifying a contract; $500 minimum buyer contribution; $50 fee; in-person application; inspections incl. CL-100
Deferred forgivable second mortgage: 5-year affordability under $15,000, 10-year at $15,000+. Page does not state remaining funds. Not available inside City of Columbia limits (use City Lender I there).
Fixed-rate mortgage without co-signer; county homeownership classes; home built after 1977, no manufactured homes; HQS inspection; County in 2nd lien position
Deferred forgivable loan, prorated repayment if sold/vacated within 5 years; first-come, first-served. Contact 803-785-8121.
First-time buyers (or no home in 3 years) at or below 80% AMI
Assistance
Up to $20,000
Form of help
Forgivable second loan
Income ceiling
80% AMI (see CommunityWorks income-limits PDF)
Price ceiling
$425,000 (manufactured home $195,000)
First-time buyers only?
Yes
Further conditions
30-year fixed first mortgage; $500 minimum buyer investment; homebuyer education through Greenville County Human Relations; payment <=36% of income; $325 processing fee; no cash back
0% non-amortizing subordinate loan forgiven over 10 years; cannot rent the home during the term. City of Greenville addresses are ineligible.
First-time buyers (or no home in 3 years) at or below 80% AMI (80-100% AMI may qualify on certain properties)
Assistance
Up to $20,000
Form of help
Forgivable second loan
Income ceiling
80% AMI (Fox Carolina estimated ~$60,000 for a family of 4 in Feb 2025)
Price ceiling
$237,000 existing; $273,000 new construction
First-time buyers only?
Yes
Further conditions
Pre-approved fixed-rate 20-40 year mortgage; $500 minimum buyer investment; third-party inspection; payment ~35% of income; eligible areas map; $325 fee
0% subordinate loan forgiven over up to 20 years depending on amount, secured by restrictive covenant. City page: https://www.cityofspartanburg.org/213/Homeowner-Resources
Northside Development Group Spartanburg Homebuyer Assistance
Not open at present
Northside neighborhood, City of Spartanburg
Intended for
First-time buyers <=200% AMI; Spartanburg District 7 employees (no income limit); 'Local Heroes' <=200% AMI (teachers, first responders, police, firefighters, nonprofit employees)
Assistance
Up to $20,000 (<=80% AMI); up to $10,000 (80-200% AMI)
Form of help
Forgivable second loan
Income ceiling
Up to 200% AMI
First-time buyers only?
No
Further conditions
Fixed-rate mortgage; approved homebuyer education; payment ~35% of income; Northside neighborhood only
Page says 'Funds for this program are currently unavailable. Please check back for updates.' Worth a 'notify me' since it explicitly names teachers and first responders.
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.
10-year deferred forgivable second mortgage. Program summary PDF (revised 11/24/2021, still linked): https://www.cityofflorence.com/sites/default/files/uploads/Departments/Community-Services/cof_homebuyer_assistance_summary_revised_11.24.21.pdf. Contact 843-665-3175.
Greenville County and contiguous SC counties (Anderson, Pickens, Laurens, Spartanburg, Abbeville)
Intended for
City of Greenville full-time or permanent part-time employees with 1+ year of service in good standing (includes Greenville Police and Fire); first-time or no home in 3 years
Assistance
Full-time: up to $50,000 (<=80% AMI), $40,000 (80-100%), $30,000 (100-120%), $20,000 (120-150%); part-time half those amounts
Form of help
Forgivable second loan
Administered by CommunityWorks; 30-year fixed mortgage, $500 minimum investment, homebuyer education, payment <=35% of income. Strong angle for Greenville police officers and firefighters.
Statewide (through FHLBank Atlanta member lenders)
Intended for
Current/retired law enforcement, educators, health care workers, firefighters and other first responders; veterans, active-duty military or surviving spouses; first-time and repeat buyers, <=80% AMI
Assistance
Up to $20,000 (2026)
Form of help
Forgivable second loan
Buyer minimum $1,000; annual set-aside funds can run out. Likely layerable with SC Housing DPA per SC Housing's Made It Home! guidance, subject to lender approval.
USDA Rural Development, South Carolina office. Home loans with nothing down in qualifying rural and suburban places.
HUD Good Neighbor Next Door. Teachers, police officers, firefighters and EMTs may buy certain HUD-owned homes in revitalization areas at half the list price, on the condition that they live there for three years. HUD Good Neighbor Next Door (50% off list price for law enforcement, teachers pre-K-12, firefighters, EMTs in HUD revitalization areas) is national; current South Carolina GNND listings could not be confirmed this session (HUD Homestore search is JavaScript-driven). Send users to the HUD Homestore GNND search filtered to SC.
FHA loan limits by county. An FHA loan asks for 3.5% down with a credit score of 580.
Can you combine programs?
Sometimes. SC Housing's Made It Home! page says FHLBank Atlanta down payment money may be layered behind SC Housing assistance, subject to lender approval, so the FHLBank products are the most likely add-on to an SC Housing loan. Made It Home! itself cannot be combined with other SC Housing assistance, and an SC Housing loan generally carries one SC Housing DPA, so you would not stack, say, the Homebuyer Program and Families With Disabilities on the same purchase.
None of the city, county or employer pages we reviewed state a rule about pairing with SC Housing. Several require their loan to hold a specific lien position (Lexington County requires second), which affects layering. Ask a participating lender to map the combination before you sign a contract, especially with programs that require you to apply before ratifying one, like Richland County's.
Questions about the list
Is there down payment assistance in South Carolina right now?
Yes. SC Housing's year-round Homebuyer Program offers $10,000 in forgivable down payment assistance (0%, no payments, forgiven after 15 years) to eligible buyers statewide. Several county, city and employer programs are also open. Palmetto Heroes is closed for 2026.
Is there a down payment grant in Columbia, SC?
Inside Columbia city limits, City Lender I offers up to $18,500 in forgivable assistance, forgiven over 5 years, alongside a City second mortgage; buyers put down only $500. In unincorporated Richland County and Blythewood, RCHAP offers up to $24,500. Both are forgivable loans rather than outright grants.
What help is there in Greenville and Spartanburg?
Greenville County (outside the City of Greenville) and the City of Spartanburg each offer up to $20,000 through CommunityWorks, for first-time buyers at or below 80% of area median income. City of Greenville employees, including police and fire, can get up to $50,000 through an employer program.
Can teachers and first responders get extra help besides Palmetto Heroes?
FHLBank Atlanta's Community Partners Product offers up to $20,000 (2026) to educators, law enforcement, firefighters, other first responders, health care workers and veterans at or below 80% AMI, through member lenders while funds last. Some cities and hospitals also run employee programs.
Do I have to pay down payment assistance back?
Most South Carolina programs are forgivable: you repay only if you sell, refinance or move out before the forgiveness period ends. Periods range from 5 years (City Lender I, Lexington County, several employer programs) to 15 years (SC Housing and Florence North Pointe) and up to 20 years for some Spartanburg loans.
Each summary reflects the official program pages as of November 2026. Funds and rules are revised from time to time, so please confirm the details with the program or a participating lender.
Thank you. Your name is on the list.
We will write when it reopens. Would you like to see what you may qualify for in the meantime?
Good day, I'm Amy. See if you're eligible for down payment assistance in South Carolina. The review is six short questions, and I would be glad to start you on the right one.
