Mortgage broker in Charleston County, SC

Buying in Charleston County

Charleston County, with its county seat in Charleston, also takes in North Charleston, Mount Pleasant, James Island, Johns Island and the beach communities. Charleston County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in South Carolina, from our Southampton, PA office.

2026 conforming limit

$832,750

2026 FHA limit

$690,000 (one-unit, set by HUD)

Above the conforming limit

Jumbo pricing

Closing commonly handled by

closing attorney

State housing agency

SC Housing (general information; not a participating lender)

Your officer

Steve Umansky, NMLS #61764

2026 limits for a one-unit property. Charleston County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

Charleston County: flood zones, historic homes and Joint Base Charleston

Most of the county is low-lying, and flood zone status drives the payment more than anything else. We order the flood determination and ask for a flood insurance quote, with the home’s elevation certificate if there is one, before you commit. Wind and hail coverage is often written separately near the coast.

Joint Base Charleston brings a steady flow of VA-eligible buyers to North Charleston, Hanahan and Summerville. On the peninsula, historic homes come with preservation rules that affect renovation, and condominiums need the building reviewed. On the islands, whether the home is a primary residence, a second home or a rental decides the loan and the property tax rate.

Mortgage broker in Charleston County by the numbers

Median home value

$489,100 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 0.39% of home value a year: median tax bill $1,901 on a median value of $489,100 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

Deed recording fee of $1.85 per $500 of the price (South Carolina Department of Revenue, deed recording fee)

Largest communities

Charleston, Mount Pleasant, North Charleston, James Island (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $489,100. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $690,000.

Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.

Closing and programs in South Carolina

Closings in South Carolina are typically handled by a closing attorney. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the South Carolina page. Property taxes are set locally; we take the figure from the tax record for the address.

Questions Charleston County buyers ask

South Carolina notice. In South Carolina, Stellar Mortgage Corporation, NMLS #2190975, is a licensed mortgage broker. We arrange mortgage loans with lenders and do not make loans in South Carolina.

Limits shown are the 2026 FHFA and HUD figures for Charleston County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.