Charleston Home Buying Programs for Military, First Responders, Teachers and Nurses

Military and veterans

• VA home loans through any VA approved lender. Your Certificate of Eligibility shows the lender you qualify, and veterans who receive VA disability pay are exempt from the VA funding fee.
• The 4% property tax rate if your permanent duty station is in South Carolina, even if your legal home is another state. File a copy of your orders with the county assessor. If you already have the 4% rate and get PCS orders or a temporary duty assignment of a year or more, you keep it as long as you stay on active duty, even if you rent the home out.
• No South Carolina income tax on military retirement pay, at any age, including Guard and Reserve retirement.
• No property tax on the home and up to 5 acres for veterans rated totally and permanently disabled from a service connected disability.
• Palmetto Heroes covers active duty, veterans and SC Guard and Reservists, and veterans can get a one time waiver of SC Housing’s first time buyer rule in Charleston County.
• D.R. Horton advertises up to $5,000 toward a fence for military members and veterans on select inventory homes, contract on or after October 1 and closing by December 31, 2026.

Teachers

• Palmetto Heroes covers classroom teachers, librarians, guidance counselors, school psychologists, speech language pathologists and college professors. The SC Department of Education promotes it as its Teacher Housing Initiative.
• HUD Good Neighbor Next Door covers pre K through 12th grade teachers who buy in the area they serve.
• David Weekley offers $1,000 in Flex Dollars to teachers on Charleston area homes bought by December 31, 2026, presented before you sign. Using it as a financing incentive requires Grace Home Lending, the builder’s affiliated lender.

Nurses and healthcare

• Palmetto Heroes covers CNAs, LPNs, RNs, phlebotomists, pharmacy and X ray techs, audiology and hearing techs, occupational, physical and respiratory therapists, dental hygienists, dental assistants and social workers.
• David Weekley’s Hometown Heroes offer covers active medical personnel with proof of employment.

Police, firefighters and EMTs

• Palmetto Heroes covers police, DNR officers, TSA officers, parole officers, corrections and detention officers, full time and volunteer firefighters, EMTs and paramedics.
• HUD Good Neighbor Next Door covers full time law enforcement, firefighters and EMTs.
• The surviving spouse of an officer or firefighter killed in the line of duty, and an officer or firefighter totally and permanently disabled in SC service, can exempt the home from property tax.
• First responder retirement pay is still taxed by South Carolina. Bills to exempt it, S.64 and H.3416, never made it out of committee.

SC Housing Homebuyer Program

The same SC Housing loan and help at closing, open all year to first time buyers under the same county rules and limits. It works with FHA, VA, USDA and conventional loans, and it is the fallback when Palmetto Heroes is closed.

City of Charleston Homeownership Initiative

Open to households earning 50% to 120% of area median income who have not owned a home in the past 3 years, currently offering the Juniper Townhomes in West Ashley. It is open to everyone, not just heroes, and the homes carry a long term affordability covenant.

North Charleston workforce homes

Live 5 News reported in July 2026 that the City of North Charleston and the nonprofit Free Lunch, Inc. are building homes on city land for income qualified buyers, aimed at working families like teachers, first responders and healthcare workers. There is no official program page yet, so ask the City of North Charleston for current eligibility.

HUD Good Neighbor Next Door

Police, firefighters, EMTs and pre K through 12 teachers can buy HUD homes in revitalization areas at half off list price, and must live there 3 years. On October 23, 2026 HUD had no eligible homes in Charleston, Berkeley or Dorchester counties, so treat it as a long shot here.

The 4% rate

Your own home is taxed at 4% of its value instead of 6%, but only if you apply. Active duty members stationed in South Carolina qualify even when their legal home is another state. See the SC property tax guide for the county steps.

Disabled veterans

A veteran rated totally and permanently disabled from a service connected disability pays no property tax on the home and up to 5 acres, plus up to two vehicles. Apply with SCDOR online through MyDORWAY or on form PT 401 I. A VA rating letter alone is not enough, you need the VA certificate of total and permanent disability.

Homestead exemption

Homeowners 65 and older, totally and permanently disabled or legally blind can exempt the first $50,000 of value on their home after a full calendar year as an SC resident. Ask your county auditor whether any temporary increase applies for the current tax year.

Military retirement pay

All military retirement pay is exempt from South Carolina income tax at any age, and a surviving spouse can claim it too. First responder retirement pay is not exempt.