Jumbo Loans in Charleston, SC
Home Loans Inc. originates jumbo mortgage loans for higher-value Charleston-area properties — providing access to competitive jumbo rates through our wholesale lender network for purchases in Daniel Island, Mount Pleasant, downtown Charleston, and other Lowcountry markets where prices frequently exceed the conforming loan limit.
What Is a Jumbo Loan and When Do You Need One?
A jumbo loan is any mortgage that exceeds the conforming loan limit set by Fannie Mae and Freddie Mac — in 2026, that limit is $832,750 for most South Carolina counties.
If your purchase price minus down payment exceeds that limit, you need jumbo financing.
Many Charleston-area properties trigger this requirement: waterfront homes in Mount Pleasant, historic district properties downtown, Daniel Island luxury homes, and Kiawah Island and Seabrook Island resort properties. Even some Summerville new construction in luxury sections can hit jumbo thresholds for low-down-payment buyers.
We check whether a piggyback loan structure (conforming first plus second mortgage) would beat true jumbo pricing for properties near the conforming limit — sometimes that combination produces a better overall monthly payment than a single jumbo loan.
Jumbo Loan Requirements and Terms
Jumbo loans have stricter qualification requirements than conforming loans — lenders take on more risk without Fannie/Freddie backing, so they require stronger borrower profiles.
Credit score: 680+ minimum, 720+ for best pricing. Down payment: as low as 10% for well-qualified borrowers, though 20% is more common and eliminates private mortgage insurance. Income documentation: full doc required for most jumbo programs. Debt-to-income: typically under 43%. Reserves: 6-12 months of PITI after closing. Property appraisal: always required, often two appraisals for loans above $1.5M.
Rate: jumbo rates have historically been above conforming, though the gap has narrowed and in some market conditions they are equivalent or better. We pull current jumbo pricing from multiple wholesale lenders and show you the comparison.
Charleston Jumbo Markets — Where We Originate
We originate jumbo loans across every high-value Charleston submarket — and we know the appraisal challenges, flood zone considerations, and HOA documentation requirements specific to each.
Daniel Island: active luxury market with HOA documentation requirements for project approval on condos. Mount Pleasant: Old Village historic district, Hobcaw Point, Hamlin Plantation waterfront — jumbo common above $900,000. Downtown Charleston: South of Broad, Ansonborough, Harleston Village — historic district properties often have condition issues that make jumbo conventional the standard product. Isle of Palms and Sullivan's Island: beach properties almost exclusively in jumbo range. Kiawah and Seabrook: resort community financing with specific lender requirements.
Each of these markets has unique characteristics that affect jumbo underwriting — we know them from active origination experience, not from a website.
VA Jumbo Loans for Lowcountry Veterans
Veterans purchasing higher-value properties in Charleston have access to VA jumbo loans — which ALWAYS provides better pricing than conventional jumbo while still offering the VA's signature benefits. With no money down!
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COMPANY
NMLS: 1281448 | COMPANY NMLS: 1728740
Home Loans Inc: Jason Sharon, Mortgage Broker |
2557 Ashley Phosphate Rd,
North Charleston, SC 29418 |
(843) 569-7283 | www.homeloansinc.com
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