We offer a variety of mortgage loan options to fit your needs:

- Fixed-Rate Mortgage: A loan with a stable interest rate for predictable monthly payments.

- VA Home Loan: A loan program for veterans and active-duty service members with favorable terms.

- USDA Loan: A loan program for rural and suburban homebuyers with low-to-moderate income. Jumbo Home Loan: For higher-value properties exceeding conventional loan limits.

- Rehab Loan: For homebuyers looking to purchase and renovate a property.

- First-Time Home Buyer Loan: Tailored loans for those purchasing their first home.

- Low Down Payment Options: Loans with minimal down payment requirements for eligible buyers. Investment Property Loans: Loans for purchasing rental properties.

- Refinance: Options to refinance your existing mortgage for better terms.

We run every program you qualify for simultaneously and show you a side-by-side monthly payment comparison. For veterans, VA almost always wins. For rural areas, USDA zero-down may beat FHA. For strong credit profiles, conventional often beats FHA. We show you the actual numbers before you decide.

Most pre-approvals are completed within 24 hours of receiving your documentation. For VA loans, we retrieve your Certificate of Eligibility electronically - typically same business day. Our pre-approval letters are respected by listing agents throughout the Lowcountry.

Most purchases close in 21-35 days. VA loans typically close in 21-28 days. USDA loans take 30-45 days due to the agency review step. Renovation loans take 35-45 days. We communicate every step of the way and manage the timeline proactively.

Home Loans Inc is a no broker fee company and we do not tolerate any junk fees from our lenders/investors. Your closing costs will ONLY consist of third party fees such as atty, title, escrow, insurance, appraisal, credit report, and government fees. This geneally saves you about 1% of the loan amount. In our experience this typically run 2% of the loan amount in South Carolina. VA loans allow sellers to pay all closing costs. USDA loans also allow seller concessions. Veterans with a 10%+ disability rating are exempt from the VA funding fee - saving $6,000-$10,000+ at closing.

Yes. FHA loans accept scores as low as 580 with 3.5% down, 500 with 10% down. VA loans have no official minimum but are much easier to qualify with higher scores. USDA also has no minimum score but extremely difficult to qualify below 640. Conventional requires 620+. If your score needs improvement we provide a concrete action plan to get you ready - typically within 60-90 days.

PMI (Private Mortgage Insurance) is required on conventional loans with less than 20% down. VA loans have no PMI ever - one of their biggest advantages. USDA has a small annual guarantee fee instead of PMI. FHA has mortgage insurance for the life of the loan on most programs. We always model the total monthly cost including any mortgage insurance before recommending a program. Ask is why we say PMI is not a 4 letter word! :)

Yes. We offer rate locks from 15 to 120 days depending on your situation. For new construction with longer timelines, extended locks are available. We advise on the right lock period for your specific closing timeline and market conditions.

You will need to provide:

- Proof of income (W-2s, pay stubs, tax returns)

- Proof of assets (bank statements)

- A valid ID

- Credit history (we will pull this as part of the application)

Prepayment penalties are actually illegal on primary residences. Some business purpose investment property and commercial loans have negotiable PPPs.