2026 limits · 46 counties
South Carolina 2026 loan limits for duplexes, triplexes and fourplexes
In South Carolina, the 2026 FHA limit for a fourplex runs from $1,041,125 to $1,326,950. 41 of 46 counties sit at the national floor; the highest is Berkeley County, Charleston County, Dorchester County. The conforming limit, which caps a conventional loan Fannie Mae or Freddie Mac can buy, is the baseline $1,601,750 for a fourplex statewide.
Every county in South Carolina
The limit caps the base loan, not the price. FHA's upfront premium can be added on top without counting against it. "High-cost" marks a county whose FHA limit is above the national floor.
| County | FHA 2026 | Conforming 2026 | ||||
|---|---|---|---|---|---|---|
| 2 units | 3 units | 4 units | 2 units | 3 units | 4 units | |
| Abbeville County Greenwood, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Aiken County Augusta-Richmond County, GA-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Allendale County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Anderson County Greenville-Anderson-Greer, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bamberg County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Barnwell County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Beaufort County high-cost Hilton Head Island-Bluffton-Port Royal, SC | $817,050 | $987,650 | $1,227,400 | $1,066,250 | $1,288,800 | $1,601,750 |
| Berkeley County high-cost Charleston-North Charleston, SC | $883,300 | $1,067,750 | $1,326,950 | $1,066,250 | $1,288,800 | $1,601,750 |
| Calhoun County Columbia, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Charleston County high-cost Charleston-North Charleston, SC | $883,300 | $1,067,750 | $1,326,950 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cherokee County Gaffney, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Chester County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Chesterfield County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Clarendon County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Colleton County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Darlington County Florence, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Dillon County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Dorchester County high-cost Charleston-North Charleston, SC | $883,300 | $1,067,750 | $1,326,950 | $1,066,250 | $1,288,800 | $1,601,750 |
| Edgefield County Augusta-Richmond County, GA-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Fairfield County Columbia, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Florence County Florence, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Georgetown County Murrells Inlet, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Greenville County Greenville-Anderson-Greer, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Greenwood County Greenwood, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hampton County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Horry County Myrtle Beach-Conway-North Myrtle Beach, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Jasper County high-cost Hilton Head Island-Bluffton-Port Royal, SC | $817,050 | $987,650 | $1,227,400 | $1,066,250 | $1,288,800 | $1,601,750 |
| Kershaw County Columbia, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lancaster County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Laurens County Greenville-Anderson-Greer, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lee County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lexington County Columbia, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Marion County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Marlboro County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| McCormick County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Newberry County Newberry, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Oconee County Seneca, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Orangeburg County Orangeburg, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Pickens County Greenville-Anderson-Greer, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Richland County Columbia, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Saluda County Columbia, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Spartanburg County Spartanburg, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sumter County Sumter, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Union County Spartanburg, SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Williamsburg County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| York County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
How much building fits under the limit
With FHA's minimum 3.5% down, the base loan is 96.5% of the price. So the most you can pay and stay inside the limit is the limit divided by 0.965.
| Where | Duplex | Triplex | Fourplex |
|---|---|---|---|
| 41 counties at the floor | $718,186 | $868,082 | $1,078,886 |
| Berkeley County | $915,336 | $1,106,476 | $1,375,077 |
Put more than 3.5% down and the ceiling on price rises with it. Price is also only half of it: on a three- or four-unit building, FHA's self-sufficiency test often binds before the loan limit does. The calculator runs both against a county you pick.
VA and conventional in South Carolina
Conventional loans use the conforming column. On a 2-4 unit home you live in, Freddie Mac's published maximum is 95% loan-to-value for a mortgage its automated system accepts, but 85% (two units) and 80% (three or four) for a "super conforming" loan above the baseline, and the same 85% and 80% for a manually underwritten one.
A veteran with full VA entitlement has no county limit. If some entitlement is still tied up in another loan, VA ties the guaranty to the one-unit conforming limit even for a fourplex: $832,750 in South Carolina. The guaranty is 25% of that figure minus the entitlement already used.
Other states: all states and the county lookup.