Real guidance for buyers, sellers, and homeowners across Hilton Head, Bluffton, Hardeeville, and Beaufort.
Freddie Mac Bulletin 2026-10 cut the qualifying-income divisor from 240 to 180, dropped the 80% LTV cap, and removed the 62-and-older age floor entirely. Here's the full breakdown, worked examples, and who this actually helps.
Read the Full Guide →The new 180-month divisor with worked examples · The removed LTV cap · The age restriction removal & the 59.5 vs. 62 confusion · Eligible asset types · Seasoning & documentation rules · FAQ.
Read ArticleThe full breakdown of how bank statement loans work — the expense-factor math with real numbers, personal vs. business statements, what it takes to qualify, and the mistakes that sink an otherwise good file.
Read ArticleTwo real Hilton Head Island STR properties, complete Schedule E breakdowns, 5-year projections, and the OBBBA bonus depreciation restoration.
Read ArticleAn Oldfield resident and local mortgage broker shares insights on homes, costs, golf, river access, schools, amenities, and community life.
Read ArticleSun City is one of the most sought-after 55+ communities in the Southeast — but financing here comes with a few wrinkles most buyers don't see coming.
Read ArticleSecond-home financing has stricter rules than primary residences. Learn what lenders look for and how to structure your purchase correctly.
Read ArticleRelocating from out of state? From flood zones to HOAs to timing your close, here's the Lowcountry-specific guidance you won't find anywhere else.
Read ArticleMost closings go smoothly — but the ones that don't follow a predictable pattern. Here's what to watch out for and how to avoid last-minute surprises.
Read ArticleBank statement loans, 1099 programs, and asset depletion — self-employed buyers aren't limited to conventional W-2 underwriting.
Read ArticleWith rates still elevated, the math on refinancing depends heavily on your current rate, timeline, and goals. Here's how to think through it.
Read ArticleBuilders offer incentives to use their preferred lender — but are they actually giving you the best deal? The answer might surprise you.
Read ArticleCondo financing has unique approval requirements. Understanding warrantability, HOA financials, and rental ratios before you make an offer saves time and heartache.
Read ArticleUSDA loans offer 100% financing in eligible rural areas — and more of the Lowcountry qualifies than you might think.
Read ArticleInventory, pricing trends, and interest rate outlook — what the data says about buying in Hilton Head, Bluffton, and surrounding areas right now.
Read ArticleZero down, no PMI, competitive rates — VA loans are the most powerful home buying tool available to veterans. Here's how to use yours in the Lowcountry.
Read Article3.5% down, flexible credit requirements, and seller-paid closing costs — FHA loans open doors for more buyers than most people realize.
Read Article