Down payment assistance in South Carolina can cover up to $5,000, $20,000, or up to $50,000 for eligible City of Greenville employees. Most Upstate programs are 0% interest forgivable loans for your down payment or closing costs. What you qualify for depends on your income, household size, employer, and the home you buy.
I’m Chris Horrell, born and raised in Greenville. If you’re a first-time home buyer, the down payment is usually the part that makes people wait. Here are the five Upstate programs I’d look at first, who each one is for, and what to ask before you sign anything.
What can homebuyer assistance be used for?
These programs can help with your down payment, your closing costs, or both. That lowers the amount you need to bring to closing.
- Down payment: the money you put toward the purchase price up front.
- Closing costs: approved expenses to finish your purchase and mortgage, like certain lender fees and attorney fees.
How the money can be used depends on the program and your loan type. Some programs limit FHA buyers to closing costs only, so ask your lender which expenses qualify.
📍 Good to know: the assistance is applied at closing. It’s not cash in your pocket for furniture, moving, or renovations.
1. Greenville County Homebuyer Assistance: up to $20,000
This one is for qualifying first-time buyers at or below 80% of Area Median Income (AMI). Requirements include:
- A 30-year fixed-rate mortgage
- At least $500 of your own money toward the purchase
- Homebuyer education through the Greenville County Human Relations KEY Program
- A home that will be your main residence
Maximum purchase price is $425,000 for a new or existing home, or $195,000 for an eligible manufactured home.
The assistance is a 0% interest loan that is forgiven over 10 years when you meet the program’s conditions. Selling early may require repayment, and renting the home during that period is not allowed.
2. City of Spartanburg Homebuyer Assistance: up to $20,000
You get up to $20,000 toward your down payment or closing costs for qualifying first-time buyers purchasing inside the City of Spartanburg. Buyers generally need:
- Household income at or below 80% AMI
- A fixed-rate mortgage
- At least $500 of their own money
- A home inspection
- Approved homebuyer education (confirm the accepted class provider before you enroll)
Purchase price limits are $237,000 for an existing home and $273,000 for new construction. The home must be your main residence, and the assistance is a 0% interest loan with restrictions tied to the property.
3. City of Greenville Employer Assisted Homebuyer Program: up to $50,000
This is the biggest program, but it’s only for eligible City of Greenville employees. Living or working in Greenville isn’t enough on its own. You must work for the city government. To qualify, you need to:
- Have worked for the City of Greenville for at least one year and be in good standing
- Be a first-time buyer, or not have owned a home in the past three years
- Qualify for a 30-year fixed-rate mortgage
- Put at least $500 of your own money toward the purchase
- Complete an approved homebuyer education workshop
- Provide the required appraisal and home inspection documents
The home must be your main residence, and your monthly mortgage payment can’t exceed 35% of household income. It’s a five-year forgivable loan, and the amount depends on your household income and whether you work full-time or permanent part-time for the city:
| Household income (City of Greenville AMI) | Full-time employees | Permanent part-time employees |
|---|---|---|
| At or below 80% | Up to $50,000 | Up to $25,000 |
| Over 80% to 100% | Up to $40,000 | Up to $20,000 |
| Over 100% to 120% | Up to $30,000 | Up to $15,000 |
| Over 120% to 150% | Up to $20,000 | Up to $10,000 |
📍 Where you can buy: you do not have to buy inside the city limits. Eligible homes can be in Greenville County or Abbeville, Anderson, Laurens, Pickens, or Spartanburg counties.
4. Prisma Health Employee Homebuyer Assistance: up to $5,000
Eligible Prisma Health employees may receive up to $5,000. Requirements include:
- At least 12 months of employment and good standing
- Household income at or below 120% AMI
- First-time buyer status, or no home ownership in the past three years
- A 30-year fixed-rate mortgage
- A $500 minimum buyer contribution and required education
The home must be your main residence and within 10 miles of a Prisma campus or provider practice. It’s a 0% interest loan forgiven over five years.
5. Spartanburg Regional Employee Homebuyer Assistance: up to $20,000
Eligible Spartanburg Regional Healthcare System employees can receive up to $5,000, plus up to $15,000 more for a qualifying purchase in Spartanburg’s Northside. Employees must be full-time or part-time, actively working, and in good standing for at least 12 months.
Other requirements include household income at or below 200% AMI, a 30-year fixed-rate mortgage, at least $500 toward the purchase, and approved homebuyer education. It’s a 0% interest loan forgiven over five years. FHA borrowers face limits on using the funds for a down payment outside the City of Spartanburg.
How do income limits work for down payment assistance?
AMI is the benchmark programs use to decide who qualifies. The limit changes with your household size and the program. Here are the 2026 household income limits at 80% AMI (HUD published) for the two assistance programs open to the general public:
| Household size | Greenville County (GCRA) | City of Spartanburg |
|---|---|---|
| 1 | $59,550 | $50,600 |
| 2 | $68,050 | $57,800 |
| 3 | $76,550 | $65,050 |
| 4 | $85,050 | $72,250 |
| 5 | $91,900 | $78,050 |
| 6 | $98,700 | $83,850 |
| 7 | $105,500 | $89,600 |
| 8 | $112,300 | $95,400 |
For example, a four-person household earning $80,000 is under Greenville County’s 80% limit but over the City of Spartanburg’s. The City of Greenville employee program uses its own AMI, so confirm that table with the program.
Not every program stops at 80%. Prisma’s lists a 120% limit, Spartanburg Regional’s base benefit lists 200%, and the City of Greenville employee program has tiers up to 150%. The same household can qualify for one program and miss another, so check each program’s current income table.
📍 Heads up: income limits change every year, and meeting the income requirement alone doesn’t guarantee approval.
Is homebuyer assistance free money?
A forgivable loan can become money you never repay, but only if you meet its conditions. Programs may require you to live in the home for a set number of years, and employer programs may require you to stay with your employer. Selling, moving, renting the home out, or leaving your job could affect forgiveness. Before you accept assistance, ask:
- How long do I have to live in the home?
- Do I have to stay with my employer?
- What happens if I sell, refinance, move, or change jobs?
- Is the whole amount forgivable, or is some due when I sell?
- What fees will I pay?
📍 Fees: several of these programs list a $325 processing or origination fee plus wiring fees. Ask your lender to include every cost in your estimate.
🛡️ Why It Matters
Higher rates can feel discouraging, but buying your first home can still make sense when the numbers fit your budget. Assistance can lower your upfront costs, and when there’s less competition from other buyers you may have more room to negotiate price, repairs, or closing costs.
You may also be able to negotiate a seller-paid rate buydown to lower your payment. If the buydown is temporary, make sure you’re comfortable with the full payment once it ends. Before you start browsing homes, talk with a lender about your budget, which programs you may qualify for, and how seller contributions could work with your loan.
❓ Frequently Asked Questions
Is there down payment assistance in South Carolina?
Yes. In the Upstate, programs include Greenville County and City of Spartanburg assistance for qualifying first-time buyers, plus employer programs for City of Greenville, Prisma Health and Spartanburg Regional employees.
How much down payment assistance can I get in Greenville, SC?
Greenville County offers up to $20,000 for income-qualified first-time buyers. Eligible City of Greenville employees can get up to $50,000 depending on income and employment status.
Do I have to be a first-time home buyer?
Most of these programs require it, or require that you have not owned a home in the past three years.
Do I have to pay the assistance back?
These are 0% interest loans that are forgiven over five or 10 years if you follow the program’s rules. Selling, renting the home out, or leaving your employer early can trigger repayment.
Can I use down payment assistance with an FHA loan?
Sometimes, with limits. Some programs only allow FHA buyers to use the money for closing costs, so ask your lender before you commit.
How much of my own money do I need to put in?
Every program listed here requires at least $500 of your own money toward the purchase.
🤝 Start With the Right Plan
Assistance can change what you can afford, but only if the program, the loan and the home all line up. If you’re buying in Greenville or Spartanburg and want help figuring out which program fits, reach out and let’s walk through it together.
Program information in this guide came from our trusted local lender, Dan Creasap at Fairway. Reach Dan at dan.creasap@fairwaymc.com or on his Fairway page. Program details, income limits and funding availability change, and the lender and program administrator make the final call on eligibility and approval. Confirm current terms before you make a financial commitment. This is general information, not financial advice.
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