What is the 2026 conforming loan limit in Charleston 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 $1,017,273, an 80% LTV loan is roughly $813,818, so most files here stay inside the limit.

Which Charleston County market has the best rental cash flow?

On current modeling, North Charleston shows the strongest coverage in the county at about 0.88x, with an estimated $2,100/month lease against a $350,000 basis. North Charleston offers the lowest entry price at $350,000. Both are worth modeling on a specific address before you choose a submarket.

Can I use one DSCR lender across multiple Charleston 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 Charleston County close on the same underwriting profile — typically 21–30 days per file, with the appraisal on the critical path.

Do property taxes in Charleston County affect my DSCR ratio?

Directly. County-assessed taxes sit inside PITIA, which is the denominator of the ratio. At the $1,017,273 county average, taxes and insurance are already built into the $7,486 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 · Charleston County, SC

DSCR & Investment Property Loans in Charleston County, SC

11 financed rental markets, an average 0.56x coverage ratio, and a $806,500 2026 conforming limit.

Markets Financed

Avg. Investment Basis

$1,017,273

Avg. Monthly Rent

$3,739/mo

Avg. Monthly PITIA

$7,486/mo

Avg. DSCR Ratio

0.56x

2026 Conforming Limit

$806,500

Investing in Charleston County

Charleston County covers 11 rental markets we actively finance in South Carolina — Charleston, Daniel Island, Folly Beach, Isle of Palms, James Island, Johns Island and 5 more. Across those markets the median investment basis averages $1,017,273, a long-term lease averages $3,739/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $7,486. That produces a county-wide average DSCR ratio near 0.56x.

Basis varies more inside Charleston County than the average suggests. North Charleston is the lowest entry point at roughly $350,000, while North Charleston currently models the strongest coverage ratio in the county at 0.88x. 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 Charleston 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.

10 of the 11 markets here support meaningful short-term rental revenue, so an STR-qualified DSCR file is a live option in Charleston 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 3.02%.

Charleston County markets side by side

Market	Median Price	Est. Rent	Est. DSCR	Cap Rate
Charleston	$640,000	$2,700/mo	0.57x	3.14%
Daniel Island	$800,000	$3,550/mo	0.65x	3.30%
Folly Beach	$950,000	$3,675/mo	0.51x	2.88%
Isle of Palms	$1,750,000	$4,750/mo	0.37x	2.02%
James Island	$520,000	$2,300/mo	0.59x	3.29%
Johns Island	$550,000	$2,400/mo	0.58x	3.25%
Kiawah Island	$1,500,000	$5,275/mo	0.48x	2.62%
Mount Pleasant	$780,000	$3,150/mo	0.53x	3.00%
North Charleston	$350,000	$2,100/mo	0.88x	4.46%
Seabrook Island	$850,000	$3,375/mo	0.53x	2.95%
Sullivan's Island	$2,500,000	$7,850/mo	0.43x	2.34%

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 11 Charleston 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.

Charleston County investor FAQ

Markets and resources in Charleston County

Charleston investor guide

$640,000 median · 0.57x DSCR

Daniel Island investor guide

$800,000 median · 0.65x DSCR

Folly Beach investor guide

$950,000 median · 0.51x DSCR

Isle of Palms investor guide

$1,750,000 median · 0.37x DSCR

James Island investor guide

$520,000 median · 0.59x DSCR

Johns Island investor guide

$550,000 median · 0.58x DSCR

Kiawah Island investor guide

$1,500,000 median · 0.48x DSCR

Mount Pleasant investor guide

$780,000 median · 0.53x DSCR

North Charleston investor guide

$350,000 median · 0.88x DSCR

Seabrook Island investor guide

$850,000 median · 0.53x DSCR

Sullivan's Island investor guide

$2,500,000 median · 0.43x DSCR

DSCR loans in South Carolina

South Carolina DSCR requirements

South Carolina DSCR cash-out refinance

Model a Charleston 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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