VA Loans in Charleston SC: Veterans Day 2026 Home Guide
A VA loan lets eligible veterans, service members, and some surviving spouses buy a Charleston-area home with no down payment and no monthly mortgage insurance. In 2026, the one-time VA funding fee is 2.15% for first use with less than 5% down, and it’s waived for veterans receiving VA disability compensation.
This Veterans Day, we’re saying thank you to the Lowcountry’s military community, from Joint Base Charleston families to retirees who chose to stay. Here’s how VA financing works here, what South Carolina offers veterans, and where to celebrate on November 11.
Key Takeaways
- No down payment for eligible buyers with full entitlement, and no monthly mortgage insurance.
- Funding fee: 2.15% for first use with less than 5% down, 1.5% with 5% down, and 1.25% with 10% or more.
- South Carolina perks: military retirement pay is exempt from state income tax, and 100% permanently and totally disabled veterans may get a full property tax exemption on their home.
- Local market: the Charleston-area median was $425,000 in September 2026, with 3.6 months of supply.
- Rates: Mortgage News Daily’s 30-year VA average was 6.91% on October 30, 2026.
How Does a VA Loan Work in Charleston?
The U.S. Department of Veterans Affairs guarantees part of each VA loan. That guarantee lets lenders offer:
- No down payment for borrowers with full entitlement, with no VA loan limit.
- No monthly mortgage insurance, unlike most low-down-payment loans.
- Limits on closing costs borrowers can be charged, and seller concessions of up to 4%.
- Competitive rates. VA averages often run below conventional averages.
You’ll need a Certificate of Eligibility, which your lender can usually pull online, and the home must be your primary residence.
What Is the VA Funding Fee in 2026?
| Down payment | First use | Later use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% to less than 10% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
Source: VA.gov funding fee and closing costs.
The fee can be financed into the loan. You don’t pay it if you receive VA disability compensation, are a Purple Heart recipient on active duty, or are an eligible surviving spouse, among other exemptions.
What Benefits Does South Carolina Offer Veterans?
South Carolina is a strong place to own a home after service:
- Property tax relief: veterans rated 100% permanently and totally disabled from a service-connected condition may qualify for a full exemption on their home and up to five acres, through the SC Department of Revenue.
- Retirement income: military retirement pay is fully exempt from South Carolina income tax.
- Support: the SC Department of Veterans’ Affairs helps veterans with benefits, claims, and local resources.
Confirm your eligibility with the state and a tax professional before you count on any exemption.
What Do Homes Cost Around Charleston Right Now?
| Measure (September 2026) | Charleston Trident area |
|---|---|
| Closed sales | 1,538 (up 9.5%) |
| Median sales price | $425,000 (up 0.7%) |
| Median days on market | 55 |
| Months of supply | 3.6 |
Source: Charleston Trident Association of REALTORS®, via Charleston Business Report.
Single-family medians ranged from $392,000 in Dorchester County and $430,000 in Berkeley County to $715,000 in Charleston County. Many military families look in Berkeley and Dorchester for shorter commutes to the base. Our Charleston neighborhood price guide compares areas, and our fall 2026 market report has more data.
What Would a VA Payment Look Like?
Say you buy a $425,000 home with no down payment on first use. The 2.15% funding fee adds about $9,138, for a loan of about $434,138. At 6.91% over 30 years, principal and interest would be about $2,862 a month, before taxes and insurance. If you’re exempt from the funding fee, the payment drops to about $2,802. These are market averages for illustration, not a quote.
Near the coast, check flood zones and insurance before you write an offer. Our Charleston flood zone guide explains what to ask.
Where Can You Celebrate Veterans Day in Charleston?
- Charleston Veterans Day Parade – Sunday, Nov. 8, from Market Street to Colonial Lake. Check the city’s schedule for the start time.
- SC Stingrays “Jets and Vets” game – Friday, Nov. 6.
- Trident Technical College Veterans Day career fair – Tuesday, Nov. 10.
- North Charleston Veterans Day Tribute – Wednesday, Nov. 11, at 10 a.m.
- Patriots Point – Wednesday, Nov. 11: free admission for veterans, active-duty members, and their families, plus the “Symphony of Service” concert aboard the USS Yorktown at 2 p.m.
Event details can change, so confirm with each organizer before you go.
Frequently Asked Questions
Can I buy a home in Charleston with no money down using a VA loan?
Yes. Eligible veterans and service members with full entitlement can buy with no down payment. You’ll still have closing costs, which sellers may help cover with up to 4% in concessions.
What is the VA funding fee in 2026?
It’s 2.15% for first use with less than 5% down, 1.5% with 5% down, and 1.25% with 10% or more down. Veterans receiving VA disability compensation are exempt.
Do disabled veterans pay property taxes in South Carolina?
Veterans rated 100% permanently and totally disabled from a service-connected condition may qualify for a full property tax exemption on their home and up to five acres. Check with the SC Department of Revenue.
Is there a VA loan limit in Charleston?
There’s no VA loan limit for borrowers with full entitlement. If part of your entitlement is in use, county conforming limits can affect your down payment.
When is the Charleston Veterans Day parade in 2026?
The Charleston Veterans Day Parade is Sunday, November 8, 2026, from Market Street to Colonial Lake. Check the city’s schedule for the start time.
Thank You for Your Service — Let’s Talk VA Options
Call Coastal Funding Corporation at (843) 212-6200 or visit www.charlestonmtg.com. Our James Island team compares VA, conventional, and FHA options from multiple lenders so you can buy with confidence.
About Coastal Funding Corporation in Charleston
Coastal Funding Corporation (NMLS 103035) is a mortgage broker helping Charleston and Lowcountry buyers compare loan options from multiple wholesale lenders, with a local office on James Island. We help with purchases and refinances using conventional, FHA, VA, USDA and jumbo loans, plus DSCR loans for investment properties. This article was written by our team and reviewed for accuracy as of the date shown.
Sources: U.S. Department of Veterans Affairs (VA.gov); SC Department of Revenue; SC Department of Veterans’ Affairs; Charleston Trident Association of REALTORS® September 2026 data via Charleston Business Report, October 16, 2026; Mortgage News Daily, October 30, 2026; Patriots Point; City of Charleston and event organizers. Example payments are illustrative and are not quotes.
Coastal Funding Corporation | NMLS 103035 | (843) 212-6200 | www.charlestonmtg.com. Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, and property eligibility. Rates, terms, and programs are subject to change without notice. Market and rate figures cited are third-party data as of the dates shown and are not quotes or offers from Coastal Funding Corporation. This article is not tax advice. Verify our license at NMLS Consumer Access.