FHA & VA Manual Underwriting Down to 500 Credit Score
Military families, Boeing engineers, tech relocations — South Carolina is booming. But Mount Pleasant and Daniel Island lifestyle costs add up. When credit cards get stretched and scores drop, we manually underwrite when banks say no.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"Charleston and Greenville are two of the hottest markets in the Southeast. Military families from Joint Base Charleston, Boeing engineers, tech relocations from the Northeast — high incomes but also high lifestyle costs. Credit cards get stretched. Manual underwriting looks at the full picture, not just the score."
Why South Carolina Homeowners Need Manual Underwriting
Lowcountry Lifestyle
Mount Pleasant, Daniel Island, Kiawah — the Lowcountry lifestyle is expensive. Boat slips, golf memberships, private schools. Credit cards get stretched.
Booming Market
Charleston and Greenville are among the fastest-growing metros in America. Home prices have surged, but we have options for all price ranges.
Military & Aerospace
Joint Base Charleston, Boeing, Volvo — we understand military income, BAH, and aerospace contractor compensation.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- Loan limit: $524,225
- Aerospace and contractor income accepted
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Joint Base Charleston, Shaw AFB, Fort Jackson
- BAH counts as qualifying income
Recent Closings in South Carolina
FHA purchase — Boeing engineer with $65k credit card debt. Denied by Wells Fargo. Manual underwriting approved with stable aerospace income.
Air Force E-7 from Joint Base Charleston. Credit dropped during deployment. $0 down, no PMI, closed in 22 days.
Consolidated $52k credit cards. Monthly payments dropped $1,500. Score recovered to 695 in 5 months.
FHA & VA Loan Questions for South Carolina
Can I get an FHA loan in Charleston or Mount Pleasant with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Charleston, Mount Pleasant, Daniel Island, Kiawah, and all Lowcountry communities.
What's the FHA loan limit in Charleston County South Carolina?
For 2025, the FHA limit in Charleston County is $524,225 for a single-family home. We also have NON-QM options for higher amounts.
Do you work with military families from Joint Base Charleston?
Absolutely. Charleston has a huge military presence. We specialize in VA loans with manual underwriting — no minimum credit score, $0 down, no PMI.