Home / loan programs
Find the Right Loan.Close with Confidence.
Whether you’re buying a first home, scaling a rental portfolio, or pulling equity out of a commercial property — we have the program and the lender access to get it done. No runaround. No one-size-fits-all pitch.
VALUE PROP
One Broker. 50+ Lenders. Every Loan Type.
As an independent mortgage broker, we’re not locked into a single bank’s product shelf. We shop your loan across 50+ wholesale lenders to find the rate, term, and structure that actually fits your situation.
What that means for you:
Competitive pricing — wholesale rates, not retail markups
More approvals — when one lender says no, we have 50+ more to try
Custom structuring — especially for complex income, credit, or property situations
One point of contact from application to closing
LOAN PROGRAM
Explore Our Loan Programs
Jumbo & Luxury Home Loans
High-value properties deserve high-caliber financing. We specialize in it.
Loan amounts from $832,750 to $5M+
Expanded guidelines for high-net-worth borrowers
Asset depletion and alternative income qualification
Condos, estates, waterfront, and new construction
Relocation Loans
Moving to South Carolina? We make the mortgage part of the easy part.
Close before your current home sells — bridge loan options available
New job / offer letter income accepted
Familiar with military PCS and corporate relocation
Remote closings available
Non-QM & Alternative Income Loans
Don’t fit the W-2 mold? We have programs built for exactly that.
1099-only and gig income qualification
P&L-only loans for business owners
Asset depletion: qualify on your assets, not your income
No tax return required on select programs
Conventional Loans
The gold standard for qualified buyers — competitive rates, flexible down payments.
Primary, second home, and investment purchases
Down payments from 3% for qualified buyers
Fixed and adjustable rate options
Conforming and non-conforming (jumbo) available
FHA, VA & USDA Loans
Government-backed programs built for accessibility — low down payments, flexible credit.
FHA: 3.5% down, credit scores from 580
VA: 0% down for eligible veterans and active service members
USDA: 0% down in eligible rural and suburban SC areas
Streamline refinance options available
Refinance
Rate and term, cash-out, or second lien — we’ll run the numbers and be straight with you.
Rate-and-term refinance to lower your monthly payment
Second liens and HELOCs on primary and investment properties
Available for primary, second homes, and investment properties
No-cost refinance options available
DSCR Investor Loans
Qualify on the rental income of the property — not your personal income.
No personal income verification required
Short-term rental (Airbnb/VRBO) income accepted
Single-family, 2–4 unit, and small multifamily
Available nationwide for investment properties
Bridge, Construction & Rehab Loans
Short-term capital to buy, build, or renovate — structured to keep your deal moving.
Bridge loans: buy before you sell, close fast in competitive markets
Construction loans: ground-up builds for primary homes and investment properties
Rehab / fix-and-flip financing: purchase + renovation costs in one loan
Residential and investment property eligible
Commercial & Portfolio Loans
Investment properties, mixed-use, and small-balance commercial — we handle it.
5+ unit multifamily and apartment buildings
Retail, office, warehouse, and mixed-use
Portfolio lending for investors with multiple properties
Speculative development financing — horizontal and vertical
Not Sure Which Program Fits?
That’s what we’re here for. Tell us about your deal — the property, your income situation, your timeline — and we’ll recommend the right loan and the right lender. Usually takes about 15 minutes.
TRUST / CREDIBILITY BAR
Why Borrowers Choose Lowcountry Lending Group
Independent Broker
Access to 50+ wholesale lenders — not one bank’s limited product menu.
Access to 50+ wholesale lenders — not one bank’s limited product menu.
Licensed Statewide
All loan types across South Carolina. Investment and commercial clients served nationwide.
Straightforward Process
We explain your options plainly, give you a real recommendation, and handle the heavy lifting.
NMLS #1717832
Licensed, regulated, and accountable — with a track record of closed deals.
Quick Answers
How do I know which loan program is right for me?
Start with a 15-minute call. We’ll ask about your income type, property goals, credit profile, and timeline — then recommend the programs most likely to get you to closing. No pressure, no sales pitch.
Do you work with borrowers outside South Carolina?
For residential home loans, we’re licensed in South Carolina only. For investment property loans (DSCR, bridge, commercial), we work with clients nationwide.
I've been told my situation is too complicated. Can you still help?
Probably. Complex deals — self-employed income, recent credit events, unique properties, investors with multiple entities — are exactly where an independent broker adds the most value. We have lenders that specialize in situations most retail banks won’t touch.
How fast can you close?
It depends on the loan type, but we regularly close conventional purchases in 21–30 days and bridge/DSCR loans even faster when needed. Tell us your timeline upfront and we’ll structure accordingly.