Palmetto Heroes (closed for 2026)
$10,000 forgivable DPA plus a lower fixed rate for eligible public servants. The 2026 round ran March 16 to April 13, 2026. No 2027 dates, rates or funding have been announced.
South Carolina down payment assistance directory
$10,000 toward your first South Carolina home, even between Heroes rounds
Palmetto Heroes is closed for 2026, and SC Housing has not announced 2027 dates. You don't have to wait: the year-round SC Housing Homebuyer Program offers the same $10,000 in forgivable down payment assistance today.
There is no fee and no credit inquiry. You are also welcome to telephone (800) 555-0100.
- 2026 Palmetto Heroes round closed April 13, 2026
- Year-round Homebuyer Program: $10,000 forgivable DPA
- 640 minimum credit score, $450,000 price limit
- Palmetto Home Advantage: no first-time buyer rule
So that you are not caught unaware. Palmetto Heroes opens once a year, and its funds are usually spoken for within weeks. We would be happy to let you know when the next round is announced.
What SC Housing offers right now
Palmetto Heroes opens once a year, usually in spring, and its money runs out fast. The 2026 round lasted under four weeks. The year-round options below use the same $10,000 forgivable second mortgage.
- forgivable down payment help
- $10,000
- to full forgiveness, 0%, no payments
- 15 years
- minimum credit score
- 640
- home price limit statewide
- $450,000
Those who may apply in South Carolina
The 2026 Palmetto Heroes list covered educators, licensed medical professionals, firefighters and EMS, law enforcement and correctional officers, and military. If you fit, you can get ready for a 2027 round or use the year-round programs now, which have no job requirement.
Educators
Teachers, librarians, counselors, school psychologists, speech-language pathologists and college professors.
Licensed medical professionals
CNAs, LPNs, RNs, therapists, pharmacy and X-ray techs, dental hygienists and assistants, social workers and more.
Firefighters, EMTs and paramedics
Full-time and volunteer firefighters, plus EMTs and paramedics.
Law enforcement and corrections
Police, DNR officers, TSA, parole, SCDC and DJJ correctional and detention center officers.
Military and veterans
Active duty, veterans, and SC National Guard or Air National Guard reservists.
Four SC Housing paths, and which one is open
SC Housing Homebuyer Program (open year-round)
A 30-year fixed FHA, VA, USDA or conventional loan with the same $10,000 forgivable DPA: 0% interest, no payments, forgiven after 15 years. Same income and price limits as Heroes, no job requirement. Read more on the SC Housing Homebuyer Program page.
Palmetto Home Advantage (open year-round)
For repeat buyers and higher earners: no first-time buyer rule, no sales price limit, 640 minimum credit. SC Housing's October 2026 flyer lists a $140,000 income cap statewide. Forgivable DPA on a 10-year term; your lender confirms the amount.
County First and Made It Home!
The County First Initiative adds forgivable DPA and special fixed-rate FHA, USDA or VA loans in 31 rural counties. Made It Home! offers up to $25,000 on set new homes in Columbia, Darlington, Sumter, Rock Hill and Spartanburg.
It's a forgivable loan, not a grant. The $10,000 is a 0% second mortgage with no monthly payments. It is forgiven only if you live in the home for the full 15 years, so ask your lender how any balance works if you sell or move sooner.
See what $10,000 covers
SC Housing's Homebuyer Program, and Palmetto Heroes when it is open, pair a 30-year fixed first mortgage with a flat $10,000 forgivable second mortgage. Move the price to see how far it goes toward your down payment and closing costs.
What the program asks of you
An eligible job (Heroes only)
Palmetto Heroes is limited to the roles on SC Housing's list. The year-round Homebuyer Program and Palmetto Home Advantage have no job requirement.
First-time buyer, by county
In 12 counties (Aiken, Anderson, Charleston, Greenville, Greenwood, Lancaster, Lexington, Oconee, Pickens, Richland, Spartanburg, York) you can't have owned your home in the last 3 years. In the other 34 counties you only need to not own a home when you close.
Income and price limits
Household income limits run from $95,800 to $141,000 for 1-2 people and $110,170 to $164,500 for 3 or more, by county. The price limit is $450,000 everywhere. See every county.
640 credit score
SC Housing's FHA, VA, USDA and conventional options need at least a 640 score. The score alone does not guarantee approval.
Homebuyer education
Everyone who gets SC Housing down payment help must finish a homebuyer training course before loan approval. Your lender sets it up.
Live in the home
The home must be your primary residence. Full forgiveness of the $10,000 requires living there for the full 15-year term.
About the first mortgage
Every option here is a 30-year fixed SC Housing mortgage made through an approved lending partner. Palmetto Heroes adds a lower rate than SC Housing's standard bond rate; 2027 rates have not been announced.
Loan types
- FHA, VA and USDA
- Conventional, following Fannie Mae HFA Preferred or Freddie Mac HFA Advantage guidelines
- 30-year fixed rate on every option
What you can buy
- Site-built single-family homes
- Off-frame modular homes
- Patio homes and townhomes
- FHA- or conventional-approved condos in South Carolina
Costs to expect
- Generally a 1% origination fee
- Prepaids and the usual closing costs
- The $10,000 DPA can go toward down payment, closing costs and prepaids
How Heroes funds are reserved
- First-come, first-served until the round's money is used
- An executed sales contract is required before your lender can reserve funds
- The 2026 round registered 272 loans and closed in under four weeks
The path from pre-approval to closing
- ICheck that your job is on the Palmetto Heroes list. While Heroes is closed, plan on the year-round Homebuyer Program instead.
- IILook up the income and price limits for the county where you'll buy.
- IIIGet pre-approved now with an SC Housing lending partner. Your lender decides which SC Housing program fits you, and early pre-approval is what lets you move when a Heroes round opens.
- IVFinish the required homebuyer education course before loan approval. Your lender sets it up.
- VFind a home and sign a purchase contract. An executed sales contract is required before funds can be reserved.
- VIYour lender reserves the funds with SC Housing and closes your 30-year fixed loan with the $10,000 forgivable second mortgage.
Papers to gather
- Proof of an eligible job. For Heroes, your lender confirms your role. Teachers need a valid South Carolina educator certificate and full-time SC employment or a teaching contract.
- Income and credit. The documents any mortgage lender asks for, so your lender can check your household income against your county's limit and confirm a 640+ score.
- Signed sales contract. SC Housing needs an executed sales contract before your lender can reserve Heroes or DPA funds.
- Homebuyer course completion. Proof you finished homebuyer training, which is required before loan approval.
Limits where you intend to buy
Income limits differ by county, and in 12 counties the first-time buyer rule is stricter. Pick your county for its numbers.
- Greenville County
- Charleston County
- Richland County
- Horry County
- Spartanburg County
- Lexington County
- York County
- Berkeley County
- Anderson County
- Beaufort County
- Aiken County
- Dorchester County
- Pickens County
- Florence County
- Lancaster County
- Sumter County
- Oconee County
- Orangeburg County
- Kershaw County
- Laurens County
All county guides · City programs · Income and price limits · Home budget calculator · Every program
Help from a loan officer who knows these programs
SC Housing programs are only offered through approved lending partners. A loan officer who uses them every week can pre-approve you now for the year-round Homebuyer Program, tell you if Palmetto Home Advantage fits better, and have your file ready if a 2027 Heroes round opens. You can also search SC Housing's Find a Lender page.
For business owners & 1099 earners
Work for yourself? The door is still open
Contractors, tradespeople and small-business owners can use SC Housing's year-round $10,000 forgivable assistance. What changes is how your tax returns are read.
- Lenders qualify you on net profit plus certain add-backs
- FHA uses the lower of your two-year or latest-year income
- No job-title rule on SC Housing's year-round programs
For drivers, couriers & app-based workers
Earn through Uber, DoorDash or Instacart?
Gig workers can use SC Housing's year-round $10,000 forgivable assistance and most local programs. Your profit after mileage decides what counts.
- Two years of app income on your tax returns is the usual starting point
- Lenders use Schedule C profit, not app deposits
- Seasonal swings are judged on annual totals
Questions families often ask about Palmetto Heroes
Is Palmetto Heroes open right now?
No. The 2026 round ran March 16 to April 13, 2026 and closed after its funding was used. SC Housing lists it as closed for 2026, and no 2027 dates have been announced. You can still buy now with the year-round SC Housing Homebuyer Program, which also offers $10,000 in forgivable down payment assistance.
Will Palmetto Heroes come back in 2027?
SC Housing has not announced a 2027 round, rates or funding. The program has run each spring: the 2025 round opened March 24, 2025 and the 2026 round opened March 16, 2026, each announced about a week ahead. A spring 2027 round is possible but not confirmed.
Should I wait for Heroes or buy now?
Both use a $10,000 forgivable second mortgage. Heroes adds a lower fixed rate, but its timing is uncertain and the 2026 money ran out in under four weeks. A loan officer can compare a year-round loan today with waiting, using your real numbers.
How does the $10,000 work?
It's a 0% second mortgage with no monthly payments and a 15-year term. It's fully forgiven if you live in the home for all 15 years. You can use it for down payment, closing costs or prepaids. It is not a grant.
Which jobs qualified in 2026?
Educators, licensed medical professionals, full-time and volunteer firefighters, EMTs and paramedics, police and other law enforcement, correctional and detention officers, and active-duty military, veterans and SC Guard reservists. See every role.
Do I have to be a first-time homebuyer?
For Heroes and the Homebuyer Program, yes, under SC Housing's definition. In 12 counties, including Greenville, Charleston, Richland, Lexington, Spartanburg and York, you can't have owned your home in the last 3 years. In the other 34 counties, such as Horry, Berkeley, Dorchester and Beaufort, you only need to not own a home when you close. Palmetto Home Advantage has no first-time buyer rule.
What credit score do I need?
At least 640 for SC Housing's FHA, conventional, VA and USDA options. The score alone does not guarantee approval.
What are the income and price limits?
For reservations on or after June 1, 2026, the price limit is $450,000 statewide. Income limits depend on county and household size: $95,800 to $141,000 for 1-2 people and $110,170 to $164,500 for 3 or more. Counties not listed separately use $114,960 and $134,120. See the table.
Why get pre-approved before a round opens?
Heroes funds are first-come, first-served, and SC Housing needs an executed sales contract to reserve them. Buyers who were already pre-approved and house hunting were best placed when the 2026 round filled in under four weeks.
What if I earn too much or already own a home?
Look at Palmetto Home Advantage. It has no first-time buyer rule and no sales price limit, and SC Housing's October 2026 flyer lists a $140,000 income cap regardless of household size. It offers forgivable DPA on a 10-year term and needs a 640 score.
In closing
Get ready for 2027, or buy now
Two minutes tells you if your job is on the Heroes list and which year-round SC Housing program fits you today.
