South Carolina VA Loan Resources Hub
Every free tool, guide, and resource Mike publishes, all in one place.
Program figures verified July 2026. Details change; confirm your scenario with us.
Downloadable PDFs
- The VA Loan Playbook: our guide to using the VA home loan benefit, start to finish. Eligibility and the Certificate of Eligibility, how entitlement decides whether a loan limit applies to you, the current funding fee figures and who is exempt, what the VA appraiser checks, buying around a move, refinancing later, and the pitfalls that cost Veterans money. Federal rules, so it reads the same wherever you buy.
- The SC first-time VA buyer guide: using VA financing in South Carolina: eligibility, calculations, SC-specific advantages (SC Code §12-37-220, Down Payment Assistance), VA appraisal, refinancing, and pitfalls.
- SC Veteran discounts & benefits guide: quarterly-updated guide to SC + federal Veteran benefits, discounts, and tax breaks.
Calculators (8 total)
- VA loan calculator for South Carolina (BAH → Purchase Price): base + rank → max SC home price with SC summer utility reality
- Funding Fee Calculator: first use vs subsequent + disability waiver
- PITI Payment Calculator: full monthly with SC county property tax + insurance + HOA
- Max $0-Down Purchase Calculator: income → max VA home price at 41% DTI guideline
- SC Code §12-37-220 Tax Savings Calculator: disabled Veteran property tax exemption $ savings
- IRRRL Recoupment Calculator: 36-month VA rule pass/fail
- Disability Gross-Up Calculator: 25% boost to qualifying income
- Residual Income Calculator: VA's South region 2026 thresholds
- All calculators in one place
Core SC VA loan guides
- Home: site index + base routing
- Eligibility: COE, service requirements, entitlement
- 2026 SC Loan Limits: every SC county + jumbo
- SC Code §12-37-220 Disabled Veteran Property Tax: 2026 expansion in-depth look
- Funding Fee + Waiver: 10%+ disability waiver
- VA IRRRL simplify refinance in South Carolina
- First-Time VA Buyer
- Assumable VA Loans
SC-specialist content (zero-national-coverage)
- SC DPA + VA Stacker: Chenoa Fund + Arrive Home + Essex/NHF Sapphire national DPA layering
- VA Construction Loans in SC: single-close vs two-close + SC builder list
- Retiring Veteran guide: choosing an SC metro + the VA loan implications
- Tribal Lands + NADL: 22 SC tribes + Native American Direct Loan
- Master-planned community VA approval: Del Webb at Cane Bay, Nexton, Carnes Crossroads, and similar SC communities
- Hurricane and flood + Insurance Reality: Charleston, Hilton Head, Myrtle Beach, Beaufort
- Charleston vs Columbia vs Greenville: SC metro comparison
- First-time VA buyer guide: step-by-step for a PCS or first purchase
- SC Retiring Veteran Guide: top-3 US retirement state for Veterans
- VA Loan Glossary: 75+ SC-relevant terms
Comparison pages
- VA Loan vs FHA in South Carolina
- VA Loan vs Conventional in South Carolina
- VA Loan vs USDA in South Carolina
Base hubs (deep PCS guides)
- Fort Jackson: Army Basic Combat Training, Columbia
- Shaw AFB: 20th Fighter Wing, F-16, Sumter
- MCAS Beaufort: Marine Fighter Attack Training Squadron, Beaufort
- JB Charleston: Air Mobility Command + Naval Weapons Station, Charleston
City guides
- Columbia · Charleston · Greenville · Mount Pleasant · Myrtle Beach · Beaufort · Sumter
Veteran discounts
- Statewide SC Veteran discounts: state programs + federal benefits + national chains
- Charleston metro discounts
- Columbia area discounts
- SC Veteran discounts & benefits
Free services
- SC VA Credit Tune-Up: free credit coaching for Veterans planning to buy in 6-12 months
- 60-Second Eligibility Check: 3-step intake, no credit pull
Connect with Mike
- About Mike: credentials, NMLS, philosophy
- Contact: phone, email, contact form
- For Real Estate Agents: Realtor referral playbook
External resources worth knowing
- NMLS Consumer Access: verify Mike's license + Cornerstone's license
- VA Home Loan Benefits (VA.gov): official VA loan documentation
- SC Department of Veterans' Services: state Veteran programs
- Chenoa Fund. National VA-compatible DPA program, no income limits
- Arrive Home DPA. National VA-compatible forgivable grant program
The rule behind this
VA does not set a county loan limit for a Veteran with full entitlement; Public Law 116-23 removed them effective January 1, 2020. What VA does require is set out in 38 CFR § 36.4340, which covers underwriting standards, processing procedure and lender responsibility. VA Lender’s Handbook (Pamphlet 26-7), Chapter 4 carries the regional residual-income tables, and residual income is a standalone test rather than a footnote to debt-to-income, above 41% DTI the residual requirement rises 20% over the table minimum. South Carolina’s Department of Veterans Affairs administers the state-level benefits that sit on top of the federal loan, and those are set by state law rather than by VA.