What is the 2026 conforming loan limit in Beaufort County, SC?

$806,500 for a one-unit property. Loan amounts above that move to jumbo or portfolio investor pricing. On a DSCR purchase at the county average basis of $544,000, an 80% LTV loan is roughly $435,200, so most files here stay inside the limit.

Which Beaufort County market has the best rental cash flow?

On current modeling, Port Royal shows the strongest coverage in the county at about 0.63x, with an estimated $1,650/month lease against a $340,000 basis. Port Royal offers the lowest entry price at $340,000. Both are worth modeling on a specific address before you choose a submarket.

Can I use one DSCR lender across multiple Beaufort County properties?

Yes, and it is usually the faster path. DSCR loans have no cap on financed properties, so once a lender has your entity documents, guaranty and reserve verification on file, subsequent acquisitions in Beaufort County close on the same underwriting profile — typically 21–30 days per file, with the appraisal on the critical path.

Do property taxes in Beaufort County affect my DSCR ratio?

Directly. County-assessed taxes sit inside PITIA, which is the denominator of the ratio. At the $544,000 county average, taxes and insurance are already built into the $4,112 monthly PITIA figure above. A reassessment after purchase can move a 1.05x file below 1.0, which is why we underwrite to the reassessed value rather than the seller's current tax bill.

Investor Hub · Beaufort County, SC

DSCR & Investment Property Loans in Beaufort County, SC

5 financed rental markets, an average 0.54x coverage ratio, and a $806,500 2026 conforming limit.

Markets Financed

Avg. Investment Basis

$544,000

Avg. Monthly Rent

$2,150/mo

Avg. Monthly PITIA

$4,112/mo

Avg. DSCR Ratio

0.54x

2026 Conforming Limit

$806,500

Investing in Beaufort County

Beaufort County covers 5 rental markets we actively finance in South Carolina — Beaufort, Bluffton, Fripp Island, Hilton Head Island, Port Royal. Across those markets the median investment basis averages $544,000, a long-term lease averages $2,150/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $4,112. That produces a county-wide average DSCR ratio near 0.54x.

Basis varies more inside Beaufort County than the average suggests. Port Royal is the lowest entry point at roughly $340,000, while Port Royal currently models the strongest coverage ratio in the county at 0.63x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.

County-level inputs that move your ratio

Everything in Beaufort County shares one set of county-level inputs, and they matter to your ratio: the 2026 conforming loan limit here is $806,500, county property tax is assessed and collected at the county level, and recording and transfer charges at closing are set by the county clerk. Those three items are the reason a DSCR file that pencils in one county can fail two counties over at an identical price and rent.

5 of the 5 markets here support meaningful short-term rental revenue, so an STR-qualified DSCR file is a live option in Beaufort County — expect 25% down, six months of reserves, and address-level permit verification before you go hard. Average estimated cap rate across the county is 3.05%.

Beaufort County markets side by side

Market	Median Price	Est. Rent	Est. DSCR	Cap Rate
Beaufort	$430,000	$1,975/mo	0.60x	3.42%
Bluffton	$520,000	$1,850/mo	0.47x	2.65%
Fripp Island	$650,000	$2,750/mo	0.57x	3.15%
Hilton Head Island	$780,000	$2,525/mo	0.43x	2.41%
Port Royal	$340,000	$1,650/mo	0.63x	3.61%

Each row models a purchase at that market's median price with 20% down at an illustrative 7.50% DSCR rate on a 30-year fixed. Open a market for the full underwriting breakdown.

County averages are calculated across the 5 Beaufort County markets we model, each at its own median price and market rent. Figures are illustrative estimates, not a loan offer or an appraisal. Conforming limits reflect the 2026 FHFA schedule for this county.

Beaufort County investor FAQ

Markets and resources in Beaufort County

Beaufort investor guide

$430,000 median · 0.60x DSCR

Bluffton investor guide

$520,000 median · 0.47x DSCR

Fripp Island investor guide

$650,000 median · 0.57x DSCR

Hilton Head Island investor guide

$780,000 median · 0.43x DSCR

Port Royal investor guide

$340,000 median · 0.63x DSCR

DSCR loans in South Carolina

South Carolina DSCR requirements

South Carolina DSCR cash-out refinance

Model a Beaufort County deal

Send the address and we'll return the real DSCR ratio, PITIA and cash flow — including the county tax and insurance figures that decide whether the file clears 1.0x. Licensed in South Carolina.

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