About Mike Certo
Branch Manager · Cornerstone First Mortgage · NMLS #260555 · Charleston, South Carolina
Program figures verified July 2026 — details change; confirm your scenario with us.
The short version
I'm Mike Certo. Branch Manager at Cornerstone First Mortgage in Charleston. NMLS #260555. I originate VA mortgages across all of South Carolina — Fort Jackson families PCS'ing in, Shaw AFB retirees buying their forever home, JB Charleston intel professionals stacking SC Down Payment Assistance (DPA) with VA financing, surviving spouses navigating their late spouse's benefits.
We built this site to give South Carolina Veterans the depth a VA purchase here actually needs. The details matter: Horry County's effective property tax runs around 0.45% versus roughly 0.60% in Richland, SC Code §12-37-220 fully exempts property tax for 100%-rated disabled Veterans, and only certain SC down payment assistance programs pair with VA financing. We walk you through all of it.
What you should know about working with me
- Direct line. Not a call center. Not a rotating loan officer pool. You text or call me at (480) 296-6513 and you get me.
- No commitment to apply. Initial conversations are educational. If a different lender or program fits your situation better, I'll tell you.
- Closing fast when needed. Standard close is 30 days. I've done 18 days for active-duty PCS situations when the calendar required it.
- Compliance-first. Cornerstone is regulated under NMLS #173855. Everything I publish + every loan I close follows VA + state regulatory requirements.
- No "sales pitch" voice. I explain trade-offs honestly. VA loans aren't always the right call for every Veteran. Sometimes conventional is better. Sometimes FHA fits.
My focus
After working a broader mortgage practice for years, I narrowed in on South Carolina VA loans because the depth required to do them well doesn't fit a generalist approach. There are too many SC-specific factors — county-by-county property tax, base-specific BAH dynamics, SC Code §12-37-220 timing, DPA program eligibility nuances, NADL for tribal lands, master-planned community CFD assessments. Each of these has cost Veterans real money when handled by a lender who isn't paying attention.
Credentials
| Item | Detail |
|---|---|
| Mike Certo NMLS | #260555 (verify at NMLS Consumer Access) |
| Title | Branch Manager |
| Lender | Cornerstone First Mortgage, LLC — NMLS #173855 |
| Office | Charleston Metro, South Carolina |
| Phone | (480) 296-6513 |
| mcerto@cfmtg.com | |
| Equal Housing Lender | Yes — all programs offered without discrimination |
What I publish (all free)
Beyond the home loans themselves, I maintain a library of SC-VA-specific resources at scvaloanexperts.com:
- The SC first-time VA buyer guide — step-by-step from eligibility to closing
- SC Veteran discounts & benefits guide — quarterly-updated discounts + benefits compendium
- SC VA Credit Tune-Up — free credit coaching for Veterans planning to buy in 6-12 months
- 7 VA loan calculators — BAH, funding fee, PITI, max purchase, IRRRL recoupment, residual income, disability gross-up
- Specialty content — SC Code §12-37-220 deep dive, SC DPA + VA stacker, NADL for tribal lands, master-planned community VA status, summer PCS playbook, hurricane and flood insurance reality, and more
How to start
Three options. Each free, no commitment:
- Call me directly — (480) 296-6513. Mon-Fri 8am-6pm SC time.
- Email — mcerto@cfmtg.com. I respond within 5 minutes during business hours.
- Fill the pre-approval form — 60-second 3-step intake, I follow up within 1 business day.
If you're 6-12 months out from buying and your credit needs work, start with the SC VA Credit Tune-Up — free coaching to get you ready.
Disclaimers
Mike Certo is a licensed mortgage loan officer with Cornerstone First Mortgage, LLC. NMLS #260555. Cornerstone First Mortgage NMLS #173855. This site is for informational purposes and does not constitute a commitment to lend. Actual VA loan terms depend on full underwriting including credit, income, assets, property appraisal, residual income, and VA entitlement at application time. Loan programs, rates, and terms are subject to change without notice. Equal Housing Lender.