Unlocking Homeownership: Financing Programs & Assistance for First-Time, Move-Up, and Underserved Buyers in the Orangeburg Area
Buying a home is one of the biggest financial milestones a family can achieve. If you’re a first-time buyer, a family moving up, or someone who may have felt underserved by traditional home-buying paths, there’s good news: in South Carolina — including our local region of Orangeburg, Bamberg, and Calhoun counties — there are state-supported programs designed to help you.
🏠 What kinds of programs are available?
1. SC Housing Homebuyer Program
This is a core program that pairs a fixed-rate first mortgage (which can be FHA, VA, USDA or conventional) with down payment assistance (DPA) in the form of a second lien. The DPA can be forgiven if you stay in the home for the required term. South Carolina Housing
The assistance may be used for down payment, closing costs and prepaid items. South Carolina Housing
The interest rate on the DPA is 0% and no monthly payments are required as long as you meet the occupancy term. South Carolina Housing
Because our counties may be classified as “targeted” (which typically relaxes some first-time buyer restrictions) you might qualify even if you’ve not been a homeowner recently. South Carolina Housing
2. Palmetto Home Advantage
This program is accessible to first-time and repeat buyers (meaning move-up buyers too). South Carolina Housing
Offers down payment assistance up to around 3-4 % of the loan amount (depending on terms) or other favorable benefits like lower mortgage insurance when less than 20% down is made. The Mortgage Reports
Designed for state-wide use, including our region, so you don’t always have to be a first-time buyer.
3. County First Initiative
This program is specifically aimed at underserved communities or counties with greater economic barriers. According to SC Housing’s announcements: counties including Orangeburg County, Bamberg and Calhoun are eligible under this initiative. South Carolina Housing
Assistance may include down payment/closing cost aid plus competitive financing.
It’s meant to help buy homes in places where homeownership rates are lower and barriers are higher.
✅ What this means for you locally
If you’re looking to buy in Orangeburg, Bamberg or Calhoun counties:
Even if you’re not a first-time buyer, you may still qualify for state-supported down payment and closing cost assistance through Palmetto Home Advantage or County First.
If you’ve faced obstacles like lack of a large down payment or are in an underserved community, the DPA components of these programs may significantly reduce the upfront cash you need.
Working with a lender and agent familiar with these programs is key — the eligibility requirements (income limits, purchase price caps, county designation) vary and change.
Because the assistance often comes in the form of a second lien (for example, forgiven if you stay in the home for a certain number of years) you’ll want to stay informed about terms.
🔎 What should you ask or look for?
Ask: “Does my lender participate in SC Housing programs?”
Ask: “Which program fits my situation (first-time, move-up, underserved) in our county?”
Ask: “What are the income limits, home-price limits, credit score minimums for these programs in my county?”
Ask: “How much down payment/closing cost assistance is available?”
Ask: “Are there any additional requirements (homebuyer education, occupancy term, etc.)?”
✍️ Final Thoughts
If homeownership in the Orangeburg region has seemed out of reach due to down-payment or cost barriers, there are meaningful state programs designed to bridge that gap. With the right strategy, you can move from dreaming to owning. By leveraging programs from SC Housing tailored for first-time, move-up or underserved buyers — and by partnering with an agent who knows these tools — you’ll be better positioned to make your home-buying journey smoother and more affordable.
If you’d like help navigating which program fits your situation — down payment amounts, income eligibility, county-specific criteria — I’d be happy to guide you through your options locally.