SC Housing down payment assistance in the Upstate goes to buyers who fit county income and price limits. For the main SC Housing Homebuyer Program, the 2026/2027 cap for a 1-2 person household is $106,400 in Greenville County and $95,800 in Spartanburg County, with a $450,000 home price limit. Most options require a 640 credit score.
I’m Chris Horrell. I spent 15 years in law enforcement before real estate, so when I hear “down payment help for teachers, nurses and deputies,” I pay attention. Here’s what SC Housing actually offers right now, who qualifies in Greenville, Spartanburg, Anderson, Pickens and Oconee counties, and where people get tripped up.
What SC Housing Down Payment Assistance Programs Are Available Right Now?
As of October 2026, SC Housing lists several homebuyer programs, and the two most Upstate buyers will use are the SC Housing Homebuyer Program and Palmetto Home Advantage. Both offer forgivable down payment assistance. Made It Home! adds up to $25,000 for certain new homes, and Palmetto Heroes runs once a year.
Here’s the lineup from SC Housing’s homebuyer page (checked October 14, 2026):
📍 SC Housing Homebuyer Program: Fixed-rate loan plus forgivable down payment assistance at 0% interest with no monthly payments. The assistance is a second lien with a 15-year term, forgiven if you stay in the home the full 15 years (SC Housing).
📍 Palmetto Home Advantage: Forgivable assistance of 0%, 3% or 4% of the loan amount, no first-time buyer requirement, a 640 minimum credit score, and a borrower income limit of $135,750 (SC Housing).
📍 Made It Home!: Up to $25,000 in forgivable down payment and closing cost help on homes from participating builders, fully forgiven after 10 years. Income must be $135,000 or less, or the county limit if lower (SC Housing).
📍 Families With Disabilities Homebuyer Program: Down payment help and low rates for a borrower or family member with a permanent disability. Household income limits don’t apply.
One thing SC Housing does not post is a set dollar amount for the Homebuyer Program’s assistance. Its handout says all funding is based on availability, so your lender gives you the current figure when you apply.
What Are the Income and Price Limits in Greenville and Spartanburg Counties?
Under SC Housing’s 2026/2027 chart, effective for reservations on and after June 1, 2026, Greenville and Pickens counties allow $106,400 for 1-2 people and $122,360 for 3 or more. Spartanburg, Anderson and Oconee allow $95,800 and $110,170. All five share a $450,000 home price limit.
From the SC Housing 2026/2027 income and home price limits:
📍 Greenville County: $106,400 (1-2 persons), $122,360 (3+ persons), $450,000 price limit.
📍 Pickens County: $106,400 (1-2 persons), $122,360 (3+ persons), $450,000 price limit.
📍 Spartanburg County: $95,800 (1-2 persons), $110,170 (3+ persons), $450,000 price limit.
📍 Anderson County: $95,800 (1-2 persons), $110,170 (3+ persons), $450,000 price limit.
📍 Oconee County: $95,800 (1-2 persons), $110,170 (3+ persons), $450,000 price limit.
SC Housing notes these limits can change without notice and stay in place until HUD releases the 2027 numbers. These limits are for the Homebuyer (bond) Program. Palmetto Home Advantage uses its own $135,750 borrower income cap instead, and it isn’t based on household size.
Who Counts as a First-Time Homebuyer for SC Housing?
In Greenville, Spartanburg, Anderson, Pickens and Oconee counties, you count as a first-time buyer if you haven’t had ownership in a principal residence during the 3 years before closing. All five are listed as non-targeted counties on SC Housing’s 2026/2027 chart, so the 3-year rule applies here.
That surprises people. If you sold a house four years ago and have rented since, you may qualify again. Targeted counties have a stricter rule: you can’t own a home at closing. That comes from SC Housing’s Homeownership Program Handout dated October 1, 2025.
And if you don’t fit the definition at all, Palmetto Home Advantage has no first-time requirement.
Do You Have to Take a Homebuyer Education Class?
Yes, if you take SC Housing down payment assistance through the Homebuyer Program. SC Housing’s handout says every DPA recipient must complete a homebuyer training course before loan approval. Do it early. Once you’re under contract, the last thing you want is a class standing between you and loan approval.
The same handout lists the loan types that pair with the program: FHA at 3.5% down, 97% conventional at 3% down, USDA and VA at 100% financing. Eligible homes include site-built single-family houses, off-frame modular homes, patio homes, townhomes and FHA-approved condos in South Carolina.
If you’re going FHA or low down conventional, mortgage insurance is part of the payment. I explained how that works in What Is PMI?
Does Palmetto Heroes Still Exist in 2026?
Yes, but the 2026 round is closed. SC Housing opened Palmetto Heroes on March 16, 2026 and closed it April 13 after 272 loans and more than $72 million in assistance and mortgages. It offered $10,000 in forgivable down payment help to first-time buyers in public service jobs.
According to SC Housing’s March 9, 2026 announcement, eligible jobs included teachers, nurses, law enforcement and correctional officers, firefighters, EMTs, paramedics, veterans, active-duty military and National Guard members. Loans were subject to first-time buyer and income rules, and you needed a signed sales contract to reserve funds.
SC Housing’s April 24, 2026 wrap-up calls it an annual offering. No 2027 dates are out yet. Four weeks isn’t long, so if you’re in one of those jobs, get ready now.
“First and foremost, most important thing to do is get that pre-approval. Figure out what your plan of attack is cuz that’s also going to formulate how you search for a home and even what offer you intend to make.”
Chris Horrell, Chris Horrell Realtor
How Do You Apply for SC Housing Down Payment Assistance?
You apply through an SC Housing-approved lender, not SC Housing directly. The lender checks your income against your county’s limit, confirms your credit score is 640 or higher, and reserves the assistance once you have a home under contract. Funding is first-come, first-served, so preparation matters.
Here’s the order I walk my buyers through:
- Talk to an approved lender from SC Housing’s Find a Lender list and get a real pre-approval. My guide on pre-approval vs pre-qualification explains the difference.
- Knock out the homebuyer class while you shop.
- Keep your search under $450,000 if you’re using the Homebuyer Program.
- Plan to stay. The Homebuyer Program lien is forgiven after 15 years in the home, and Made It Home! after 10 years.
You can run payments with my mortgage calculator, and my Greenville home buying page walks through how I work with buyers from pre-approval to closing.
🛡️ Why It Matters
I spent 15 years in law enforcement. I’m a retired Greenville County Sheriff’s Deputy and a former Spartanburg County Lake Warden. I know what deputies, dispatchers, firefighters and paramedics earn, and I know a lot of them assume a down payment is years away. Programs like these exist for exactly those people.
The catch is timing. The 2026 Palmetto Heroes window lasted four weeks, and funds are first-come, first-served. The buyers who get in are the ones who already have a pre-approval, already took the class, and already know their county’s limit.
“Even when you know you’re not planning on buying for 6 months, it’s so paramount to actually start to know where you stand before you start any portion of the process. Otherwise, you’re spinning your wheels.”
Chris Horrell, Chris Horrell Realtor
❓ Frequently Asked Questions
How much down payment assistance does SC Housing give?
It depends on the program. Palmetto Home Advantage offers 0%, 3% or 4% of the loan amount, Made It Home! offers up to $25,000 on participating builder homes, and the 2026 Palmetto Heroes round offered $10,000. SC Housing says Homebuyer Program funding is based on availability, so your lender quotes the current amount.
What is the SC Housing income limit for Greenville County?
For the SC Housing Homebuyer Program, the 2026/2027 limit in Greenville County is $106,400 for a 1-2 person household and $122,360 for 3 or more people, effective for reservations on and after June 1, 2026.
What is the SC Housing income limit for Spartanburg County?
For the SC Housing Homebuyer Program, Spartanburg County’s 2026/2027 limit is $95,800 for 1-2 people and $110,170 for 3 or more. The home price limit is $450,000.
Do I have to pay back SC Housing down payment assistance?
Homebuyer Program assistance is a 0% second mortgage with no monthly payments, forgiven if you live in the home for the full 15-year term. Made It Home! assistance is fully forgiven after 10 years if you stay in the home.
Can I get SC Housing down payment assistance if I’ve owned a home before?
Yes. Palmetto Home Advantage has no first-time buyer requirement. For the Homebuyer Program in Greenville, Spartanburg, Anderson, Pickens and Oconee counties, you qualify as a first-time buyer if you haven’t owned a principal residence in the 3 years before closing.
When does Palmetto Heroes open again?
SC Housing hasn’t announced 2027 dates. The 2026 round ran from March 16 to April 13, 2026, and SC Housing describes it as an annual program, so getting pre-approved early is the best way to be ready.
🎥 Watch: First Responders, Don’t Miss This
🤝 Find Out What You Qualify For
Down payment help only works if you’re ready when the money is. If you’re thinking about buying in Greenville, Spartanburg or anywhere in the Upstate, book a call or reach out. I’ll help you line up the right lender and a plan that fits your county’s limits.
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