South Carolina VA Loans. Done right, the first time.

Mike Certo · Cornerstone First Mortgage · NMLS #260555 · Updated May 23, 2026

Program figures verified July 2026 — details change; confirm your scenario with us.

---

South Carolina-licensed VA loan specialists — for Veterans at every stage. Retired and settling into your forever home, or twenty years past service and using your benefit for the first time? PCS to Fort Jackson or JB Charleston in 60 days? Disabled Veteran trying to claim the SC property tax exemption? VA-specific questions that civilian loan officers fumble through? We've done it. Direct line: (480) 296-6513.

Get pre-approved → Talk to Mike first →

What makes a VA loan different

A VA loan isn't a different mortgage — it's a conventional 30-year fixed (or 15-year, or ARM) mortgage with the U.S. Department of Veterans Affairs guaranteeing 25% of the loan to the lender. That guarantee is what lets lenders offer the VA loan's key features: And it is a lifetime benefit: whether you separated last month or in 1985, eligibility does not expire.

• $0 down payment For borrowers with full entitlement
• No PMI (private mortgage insurance) — the VA guarantee replaces it
• Lenient credit standards — most lenders accept 580+ FICO; some go lower
• No prepayment penalty
• Assumable — a qualified buyer can take over your VA loan at its original terms (huge value in a rising market)
• VA funding fee in South Carolina — a one-time fee (1.25% to 3.30% of loan amount, depending on down payment and use) that goes to the VA. Waived entirely for 10%+ disability rated Veterans.

The VA also imposes some unique requirements:

• Certificate of Eligibility (COE) — proof of VA loan eligibility. Mike pulls this for you in 24-48 hours.
• Minimum Property Requirements (MPR) — VA appraisers will flag properties with health/safety issues. SC-specific MPR pitfalls include older manufactured homes without permanent foundation, flood-zone properties, hurricane strap compliance, and HVAC systems in attic spaces prone to moisture. See base pages for details.
• Residual income guideline — the VA's secondary qualification check beyond DTI. Confirms you have enough left over after monthly obligations to cover family basics. For most SC families this is easy; for stretch borrowers it can be the back-stop check.

Full eligibility breakdown →

What's new in 2026

Three things changed in 2026 that affect every South Carolina VA buyer — covered with the local depth we bring to every file: base-by-base markets, county tax math, and the state programs that pair with a VA loan.

1. SC Disabled Veteran Property Tax Exemption (SC Code §12-37-220)

South Carolina exempts 100% service-connected disabled Veterans from all property taxes on their primary residence — no cap, no income limit. If your VA disability rating is 100%, you pay $0 in property taxes. For a $400K home in the Charleston metro, that's roughly roughly $2,000–$2,400 per year in savings depending on the county millage rate. Apply online through the SCDOR's MyDORWAY portal (or Form PT-401-I) with your VA disability determination letter — no filing deadline. Full pillar with county-by-county application instructions →

2. 2026 BAH adjustments hit differently by base

DoD's annual BAH survey adjusts each Military Housing Area independently based on local rental market data. Some SC bases saw increases; others held flat. The JB Charleston MHA (highest BAH in the state) reflects the continued pressure on Charleston-area housing. Check the BAH calculator before you build a budget — the number matters for how much house you can realistically carry.

3. 2026 VA conforming loan limit raised to $832,750 statewide

Normal VA loans follow conventional limits — $832,750 in 2026 across all 46 South Carolina counties. What matters more: a Veteran with full entitlement can finance any priced home with $0 down using a VA jumbo. We finance VA jumbo loans over $5M for full-entitlement Veterans with no money down. Full loan limits guide →

What we do

We handle the full VA loan menu across the South Carolina market:

• Purchase loans — Active-duty, retired, surviving spouse. $0 down standard, funding fee waived for 10%+ disability ratings.
• VA jumbo — Loans above $832,750 for full-entitlement borrowers. Common in Hilton Head, Wild Dunes, Kiawah Island, and the Charleston peninsula.
• IRRRL (Interest Rate Reduction Refinance) — the VA streamline refinance in South Carolina. No income docs, no appraisal, no funding fee for disability waiver Veterans. Useful when the market improves or to remove PMI from a non-VA loan.
• Cash-out refi — Tap equity for debt consolidation, home improvement, or to free up cash. Common after several years of strong SC appreciation.
• Disability rating refunds — If your VA disability rating came through after closing, you may be entitled to a refund of the funding fee. The refund is processed by the VA and your loan servicer — start at va.gov's funding fee page.
• Surviving spouse loans — Full VA benefits are available to qualifying surviving spouses, and we make sure that benefit isn't overlooked.

For non-VA borrowers (military spouses without VA eligibility, civilian buyers), I also handle conventional and FHA loans through Cornerstone's full product menu.

Pick your base

Not tied to a base? A large share of the Veterans we work with are retired or long-separated — buying a forever home, right-sizing, or using the benefit for the first time. Start with the retiring-in-South Carolina guide instead.

Every base gets its own deep page. Not a paragraph. Not a templated stub. 4,500-8,000 words per base covering BAH by rank, neighborhood-by-neighborhood breakdown, school districts, commute by gate, on-base housing waitlist reality, base-specific MPR pitfalls, and a 45-day PCS timeline. Start with Fort Jackson — it's the largest section and serves as the model.

Tools

The BAH calculator actually accounts for SC summer utility reality. $250–$400 a month for a Charleston-area home in summer. It's built into your number, so the house you pick is one you can comfortably afford. Run your numbers →

• BAH Calculator — Pick your base, pick your rank, see what BAH actually covers (including SC summer cooling and humidity reality).
• VA Loan Limits 2026 — County-by-county limits plus VA jumbo guidance.
• Disabled Veteran Property Tax Exemption (SC Code §12-37-220) — Full pillar including county application instructions.
• Eligibility Guide — COE process, surviving spouse rules, reservist eligibility, entitlement restoration.

How we work

A few things that should be true of working with any lending team, and aren't always:

• Direct line, real human. When you call (480) 296-6513 during business hours, you reach the person who owns your file — usually Mike himself. Off-hours, voicemail goes straight to the team. No call center, no rotating representatives.
• No pressure, no script, no monthly check-in calls. We don't sell you anything you didn't ask about. We don't sell your contact information. When the loan closes, we're here when a refi or a better structure makes sense — not before.
• Documented. Every decision in your file gets a paper trail. If something gets weird at underwriting, you'll know exactly why and what we're doing about it.

Frequently asked questions

How do I know if I'm eligible for a VA loan?

Eligibility requires: (a) qualifying military service (active duty 90+ days during wartime, 181+ days during peacetime, or 6+ years National Guard/Reserve); (b) honorable or general-under-honorable discharge; (c) sufficient remaining entitlement. The Certificate of Eligibility (COE) is the official confirmation — Mike can pull it from the VA in 24-48 hours. Full eligibility guide →

Can I use a VA loan more than once?

Yes. VA entitlement is restorable. If you've paid off a prior VA loan, the entitlement comes back. If you have an active VA loan and want a second simultaneous one (common for active-duty members who relocate but want to keep the original home as a rental), partial entitlement applies — Mike will walk through the math.

Do I need a 20% down payment?

No — that's the conventional loan rule, not the VA rule. With VA, $0 down is the standard for borrowers with full entitlement. Some buyers put 5-10% down anyway to lower their monthly payment, reduce their funding fee, or shape the monthly payment differently. Mike will model both scenarios for you.

What's a VA funding fee and is it waived for me?

The VA funding fee is a one-time fee (1.25%-3.30% of loan amount depending on down payment and whether it's your first VA use) that goes to the VA to keep the program self-funding. The funding fee is waived entirely for borrowers with a 10% or higher VA disability rating. That's a $5K-$15K savings on a typical South Carolina purchase.

Can I use a VA loan to buy a second home or investment property?

No. VA loans require the property to be your primary residence (which you must occupy within 60 days of closing). The exception is multi-unit properties (2-4 units) where you live in one unit and rent the others — that's still a primary residence in VA's eyes. For investment properties, conventional or Debt Service Coverage Ratio (DSCR) loans apply.

Talk to Mike

If you've gotten this far, you've probably figured out whether this is the right site for your situation. The next move is a free 30-minute call. No pressure, no script, no follow-up sales calls.

Bring your orders (if PCSing), your latest LES or pay stub, and any questions about base, neighborhood, rate, or the path forward. I'll walk through actual numbers.

(480) 296-6513 · mcerto@cfmtg.com · NMLS #260555

---

Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. This site is educational and not a commitment to lend. Loans subject to buyer and property qualification.

Tax, legal, and property assessment information on this site (including SC Code §12-37-220 coverage and county-by-county application notes) is provided for general information purposes only. Mike Certo is a mortgage loan originator, not a tax professional or attorney. Consult a licensed South Carolina CPA, enrolled agent, or attorney for tax or legal advice specific to your situation. All cited statutes, agency forms, and program rules are linked to original sources for verification.