South Carolina’s coastal markets are among the most desirable — and most expensive — in the Southeast. From the private island communities of Kiawah and Seabrook to the oceanfront estates of Sullivan’s Island and Isle of Palms, from the Lowcountry plantation communities of Hilton Head to the historic grandeur of Charleston’s South of Broad neighborhood, a meaningful segment of the market regularly exceeds the $832,750 conforming loan limit. When that threshold is crossed anywhere in South Carolina, a Jumbo Loan is the path forward.
A Jumbo Loan is a mortgage that exceeds the FHFA conforming loan limit. In South Carolina, that threshold is $832,750 for a
single-family home in every county — no exceptions, no high-cost designations. Loans above this amount require Jumbo financing with lender-specific guidelines.
Typically 700+; many programs prefer 720–740
Usually 10–20% minimum for primary residences
Generally 43% or below
Often 6–18 months of mortgage payments in liquid assets
Begin above $832,750 anywhere in the state
Kiawah Island (Charleston County): A world-renowned private resort island 25 miles south of Charleston, home to five championship golf courses, miles of Atlantic Ocean beach, and some of the most expensive residential real estate in South Carolina. Oceanfront homes and premium properties in Cassique, East Beach, and Vanderhorst Plantation routinely require Jumbo financing — often at prices of $2 million and above.
Sullivan’s Island and Isle of Palms (Charleston County): Just across the harbor from historic Charleston, these are the premier beach communities of the immediate Charleston area. Oceanfront properties regularly exceed the conforming limit.
Hilton Head Island and Sea Pines (Beaufort County): One of the most recognized resort communities in the country — 12 miles of beach, 24 golf courses, and plantation-style communities including Sea Pines, Palmetto Dunes, and Port Royal Plantation. Oceanfront, lagoon-front, and fairway-adjacent properties in Hilton Head’s premium enclaves regularly require Jumbo financing.
Bluffton and Palmetto Bluff (Beaufort and Jasper Counties): The ultra-luxury Palmetto Bluff community along the May River has emerged as one of the most prestigious residential markets in the Lowcountry. Estate homes and riverside properties routinely cross the Jumbo threshold.
Charleston Historic District — South of Broad and Ansonborough: Pre-Civil War single houses, antebellum mansions, and premium renovated row houses in these historic neighborhoods routinely require Jumbo financing.
Wild Dunes and Seabrook Island: Two additional resort communities near Charleston with premium oceanfront and golf course properties that regularly require Jumbo financing.
Lake Keowee (Oconee/Pickens) and Lake Murray (Lexington/Richland): Premium waterfront properties on these premier South Carolina lakes can cross the Jumbo threshold for custom-built homes with private docks and deep-water access.
Fixed-Rate Jumbo Loans provide long-term payment certainty —
well-suited for primary residence purchases in Charleston or the Greenville-Spartanburg Upstate.
Adjustable-Rate Jumbo Loans (ARMs) offer a lower initial rate — a strategic choice for Hilton Head or Kiawah vacation home buyers with a defined hold horizon.
$832,750 for a single-family home, uniform across all 46 counties. Any loan above this amount in any SC county requires Jumbo financing.
Most programs require 700 minimum; 720 or higher gives access to the best rates.
Primary residence Jumbo loans typically require 10–20% down. Second homes and investment properties generally require 20–25% or more.
Yes. Conventional Jumbo financing is available for second homes and investment properties. Note that VA and FHA Loans require
owner-occupancy as a primary residence.
