Population
48000
First-Time Homebuyer Programs in Goose Creek, SC (2026)
Goose Creek is a rapidly growing city in Berkeley County with roughly 48,000 residents and a median home price around $285,000, one of the lowest in the Charleston metro. This makes it an ideal entry point for first-time buyers stretching their budget. SC Housing programs apply here with Berkeley County income limits, and the Palmetto Home Advantage program is available with no purchase price cap and a statewide income limit of $137,500. Military families benefit significantly in Goose Creek, given the proximity to Joint Base Charleston, with VA loans requiring zero down payment and Palmetto Heroes adding $10,000 in forgivable assistance.
Median Home Price
285000
Estimated Closing Costs
$7,100 - $10,700
Charleston County Programs
| Program Name | Type | Amount | Min Credit Score | First-Time Buyer Required? |
|---|
South Carolina State Programs
| Program Name | Type | Amount | Min Credit Score | First-Time Buyer Required? |
|---|---|---|---|---|
| SC Housing Homebuyer Program | Forgivable Loan | $10,000 | 620 | Yes |
| Palmetto Home Advantage | Forgivable Loan | Up to 5% of loan amount (3%, 4%, or 5% options) | 640 | No |
| Palmetto Heroes Program | Forgivable Loan | $10,000 | 640 | Yes |
| SC Housing Mortgage Credit Certificate (MCC) | Tax Credit | Up to $2,000 federal tax credit per year | 640 | Yes |
Federal Programs
| Program Name | Type | Amount | Min Credit Score | First-Time Buyer Required? |
|---|---|---|---|---|
| FHA Loan Program | Government-Insured Mortgage | $0 down payment assistance (3.5% minimum down payment required) | 580 | No |
| VA Home Loan Program | Government-Guaranteed Mortgage | $0 down payment required | None stated | No |
| USDA Rural Development Loan | Government-Guaranteed Mortgage | $0 down payment required | None stated | No |
| Good Neighbor Next Door Program | Deferred Loan | $0 down payment (50% discount on HUD-owned homes) | None stated | No |
Nonprofit Programs
| Program Name | Type | Amount | Min Credit Score | First-Time Buyer Required? |
|---|---|---|---|---|
| Charleston Habitat for Humanity Homeownership Program | Zero-Interest Loan | No-interest mortgage on affordable home | None stated | No |
| Charleston Trident Urban League Housing Counseling | Grant | Free housing counseling and first-time buyer education | None stated | No |
How to Apply
Step 1: Check your eligibility. Confirm your credit score is at least 640 for SC Housing programs. Check Berkeley County income limits for the SC Housing Homebuyer Program. For Palmetto Home Advantage, the income limit is $137,500 statewide. Active duty, veterans, and National Guard members should also check VA loan eligibility. Step 2: Complete a homebuyer education course. HUD-approved education is required for most SC Housing programs. Contact the Charleston Trident Urban League at (843) 965-4037, which provides HUD-approved counseling and first-time buyer workshops serving the greater Charleston metro including Berkeley County. Step 3: Contact a HUD-approved housing counselor. Reach the Charleston Trident Urban League at (843) 965-4037 or visit ctul.org. Ask specifically about Berkeley County program limits and any programs serving the Goose Creek area. Step 4: Get pre-approved with an SC Housing-approved lender. Military buyers should also get a VA Certificate of Eligibility from the VA. With Goose Creek's $285,000 median price, buyers often qualify for multiple programs simultaneously. Step 5: Find a home within program limits. Goose Creek homes are well within most program purchase price caps. VA loans have no purchase price limit for eligible veterans with full entitlement. Step 6: Submit your application through your SC Housing-approved lender. Allow 30 to 45 days for processing. Military buyers should ask specifically about combining VA financing with Palmetto Heroes for $10,000 in additional forgivable assistance.
FAQ
How much down payment assistance can I get in Goose Creek?
Goose Creek buyers can access up to $10,000 through the SC Housing Homebuyer Program and up to 4% of the loan amount through Palmetto Home Advantage. On a $285,000 loan that equals $11,400 in potential DPA. Military families using VA loans plus Palmetto Heroes can receive $10,000 in forgivable assistance with zero down payment required.
What credit score do I need for down payment assistance in Goose Creek?
SC Housing programs require a minimum 640 credit score for conventional financing and 620 for FHA. VA loans available to eligible veterans and active duty near Joint Base Charleston have no minimum credit score set by the VA, though most lenders require at least 580 to 620.
Can I combine Goose Creek programs with SC state programs?
Yes. SC Housing Homebuyer Program first mortgage financing can be layered with Palmetto Home Advantage DPA. Military buyers can combine a VA loan with the Palmetto Heroes $10,000 forgivable grant. Your SC Housing-approved lender can structure the best combination based on your situation.
What is the maximum home price I can pay using Goose Creek programs?
The SC Housing Homebuyer Program has a purchase price cap based on Berkeley County limits. Palmetto Home Advantage has no purchase price cap. VA loans for eligible veterans have no loan limit with full entitlement. With Goose Creek's $285,000 median price, virtually all homes qualify under standard program limits.
Do I have to be a first-time homebuyer to qualify for assistance in Goose Creek?
The SC Housing Homebuyer Program requires no primary home ownership in the past three years. Palmetto Home Advantage has no first-time buyer requirement. VA loans are available to eligible veterans and active duty regardless of prior home ownership. Goose Creek's military population has multiple pathways to assistance whether buying for the first time or not.
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