Hilton Head · Bluffton · Hardeeville · Beaufort · Okatie
Brad Payne · Your Neighbor, Your Loan Officer
From shrimp boats on the May River to Sunday mornings in Beaufort — the Lowcountry is a life, not just a location. I live here, raise my family here, and I'll help you put down roots here too.
No credit pull required. Takes 60 seconds.
The No Payne Broker · Powered by Empire Home Loans
NMLS #2366717 · Licensed in SC, GA & VA
Ask Brad's AI Assistant
Instant answers about loans, the Lowcountry market, and the mortgage process. Then connect with Brad for your personalized rate.
AI responses are for general information only. Contact Brad for personalized guidance. Equal Housing Lender.
Hyper-Local Expertise
Every neighborhood has quirks. Brad knows the condo-hotel rules on HHI, USDA maps in Jasper County, and new construction timelines in Sun City.
Condo-hotel rules, HOA overlays, flood zones — HHI loans require a specialist who's done them before.
From Palmetto Bluff to Old Town, Bluffton's rapid growth means financing options you may not know exist.
One of SC's fastest-growing cities. USDA-eligible areas, new builds, and exceptional starter-home value.
Historic homes, waterfront properties, and Marine Corps VA loans — Brad knows them all.
Active adult communities and new construction demand specialized builder financing Brad has perfected.
MCRD Parris Island is minutes away. Brad specializes in VA $0-down loans for this military community.
Ferry-access properties and unique coastal financing require a broker who's navigated this niche before.
USDA loans in eligible rural areas. Affordable Lowcountry living close to both Bluffton and Savannah.
Loan Options
Flexible 10–30 year terms. Ideal for buyers with solid credit in Bluffton, Hardeeville, and beyond.
Explore →3.5% down payment. Brad used an FHA loan for his own Lowcountry home — he knows this product personally.
Explore →$0 down for veterans and active duty. With Parris Island nearby, Brad serves our military community with pride.
Explore →100% financing in eligible areas like Ridgeland and parts of Hardeeville. Zero down for qualifying buyers.
Explore →Hilton Head waterfront. Palmetto Bluff estates. When the price exceeds conforming limits, Brad has the solution.
Explore →Self-employed, rental investors, complex income? Brad leaves no stone unturned for difficult-to-approve borrowers.
Explore →This Is Home
Shrimp boats on the May River. Sunset kayaks through the marsh grass. Sunday mornings at a chapel older than the country itself. This is where Brad chose to raise his family — and it's where he helps hundreds of other families put down roots every year.
When you work with Brad, you're not just getting a loan officer. You're getting someone who genuinely loves this place.
Let's Find Your Piece of It →How It Works
A quick call or the form — Brad learns your situation, target area, and what matters most.
Unlike a bank, Brad works for you — comparing wholesale rates across 150+ lenders for your best terms.
You choose your loan. Brad handles all paperwork and keeps you informed every step of the way.
Fast closings in as little as 21 days. Then enjoy that Lowcountry sunset you just bought.
Client Reviews
"Brad was knowledgeable and extremely helpful from the very beginning. He helped us secure a very good rate during times of economic uncertainty and went above and beyond."
"I still can't believe we closed in 20 days from accepted offer. Brad stayed on top of every detail and even attended our closing to make sure everything went smoothly."
"Brad should be everyone's go-to for lending in Beaufort County. He got me approved in record time on a Hilton Head villa and attended the closing just to be sure."
Lowcountry Lending Insights
How DSCR loans work here, how the 6% tax rule weighs on the ratio, which towns let you count short-term rental income, and two worked examples.
What a lender should be doing between the signed contract and the closing table, and eight questions to ask any lender before you hand over a client.
How savings and investments can now count as qualifying income, and what that means for retirees moving to Hilton Head, Bluffton, and Beaufort.
2026 dues and closing fees, and how lenders count Social Security, pensions, and savings when you buy in a 55+ community.
Why the same house can carry a tax bill three times higher, and how to make sure yours is billed at the 4% rate.
Why asking the seller to buy down your rate usually beats asking for a price cut, and how to structure the offer.
Ready to Move?
Brad is a real person — not a call center, not a chatbot. Just a neighbor who knows mortgages really well. He picks up.