VA Buyers on the
Grand Strand.

VA loans offer 0% down payment, no private mortgage insurance, seller concessions up to 4% of the loan amount, and lifetime-reusable entitlement. There is no maximum loan amount with full entitlement. South Carolina also provides property tax relief for qualifying disabled veterans, which can significantly reduce annual carrying costs.

Yes, but the condo building must be on the VA-approved condo list. Not all buildings qualify. Your lender can check the VA approval status of any specific building. If a building is not approved, VA financing is not available for units in that building regardless of your eligibility. We check VA condo approval status on every building we show to veteran buyers.

The Palmetto Heroes program through SC Housing provides $10,000 in forgivable down payment assistance plus a reduced interest rate for qualifying buyers. Eligible professions include teachers, nurses, law enforcement officers, corrections officers, firefighters, emergency medical service personnel, active-duty military, veterans, and National Guard members. Horry County is a targeted county, so you do not need to be a first-time buyer to qualify.

Yes. Myrtle Beach has a significant and growing military retiree population. The combination of no state tax on Social Security income, low property taxes on primary residences with the 4% owner-occupied rate, affordable housing relative to comparable coastal markets, and proximity to VA medical facilities at SC bases makes it one of the more financially favorable retirement destinations in the Southeast.

Yes. VA loan entitlement is reusable. If you have paid off a previous VA loan and sold the property, your full entitlement is restored. If you still have an active VA loan on another property, you may have remaining entitlement available for a second purchase. A VA-approved lender can check your Certificate of Eligibility to confirm your available entitlement.

VA financing requires that the condo building be on the VA-approved list. Many buyers make offers on condos, get emotionally invested, and then discover the building is not VA-approved. This forces a last-minute switch to conventional financing, often requiring a higher down payment or killing the deal entirely. Check VA approval before you tour any condo.

The Palmetto Heroes DPA provides $10,000 but raises your interest rate by an average of 2 percentage points. On a VA loan that might otherwise qualify at 6.5%, the DPA-adjusted rate could be 8.5%. Before stacking a DPA program onto a VA loan, run both scenarios with your lender and compare the true total cost over your expected holding period.

Most VA borrowers pay a VA funding fee at closing: 2.15% for first use with 0% down, 1.25% with 10%+ down, and 3.3% for subsequent use with 0% down. Disabled veterans with a service-connected disability rating are exempt. This fee can be rolled into the loan but adds to your total loan balance. Factor it into your total cost of purchase.

South Carolina property tax relief for disabled veterans does not apply automatically. You must apply through the Horry County Auditor's office after closing. Qualifying disabled veterans can receive a full property tax exemption on their primary residence. This application is easy to complete but is missed by many buyers who are not aware it exists.