Home financing in Horry County.
County-by-county financing guides. No paperwork. No social. No ID.
1 institutions are headquartered inside the Horry County line, and 1 more keep a branch here. Below, we say which is which.
Not this lane? Business FinancingPersonal Financing
The doors in Horry County.
The CDFIs, credit unions, and microlenders that actually say yes — county by county, in two languages. We are not a lender. Nobody paid to be listed. And where a county has no good doors, we say so.
- 2
- DOORS HERE
- 1
- BASED HERE
- 36
- SC COUNTIES WITH DOORS
- Lane
- Home Financing
- People
- 351Kresidents of Horry County
- Elsewhere in SC
- Greenville County →17 doors — the biggest list of any other county in South Carolina
- State
- South Carolina →36 of 46 counties hold a door in this lane
- Carolina Trust Credit UnionPersonal · Home · Business capital
Based elsewhere, with a member-facing office inside the Horry County line. You can walk in.
- South Carolina Credit UnionPersonal · Home · Business capital
- Ascendus Inc.SBA microlenderCommunity lending · Business capital
- CommunityWorksSBA microlenderCommunity lending · Business capital
- Security Federal BankPersonal · Business capital
- CLIMBFundBusiness capital
- Small Business Assistance Corporation (Servicing Southeast GA, and Lowcountry SC)Business capital
- Mission Asset FundAccepts ITIN
Zero-interest lending circles and credit building. SSN or ITIN accepted. Works through nonprofit partners across the country.
Personal - Accion Opportunity FundAccepts ITIN
Nonprofit small-business lender. Accepts ITIN in place of SSN. Serves most states, in English and Spanish.
Business capital - Grameen AmericaAccepts ITIN
Microloans for women entrepreneurs. Requires photo ID and proof of address — no SSN requirement. Branches in major metro areas.
Business capital
How to read this list.
We do not ask for your name, your email, or your number. Nothing on this page changes based on who you are.
A door is headquartered here when its head office sits inside the county line. The rest are based elsewhere and keep a branch you can walk into. We list both, and we label which is which.
Every institution on this page comes from public federal data — the CDFI Fund certified list (Aug 2026), NCUA credit union data (Jun 2026), and the SBA microloan intermediary list (Sep 2026) — plus a short national tier we verified by hand. We refresh each list as its agency publishes. No listing is paid.
Who actually approves home loans in Horry County.
home-purchase applications that reached a decision were turned down: 1,664 of 8,775.
- Applications
- 10,730
- Loans made
- 6,838
- Median rate
- 6.4%
- Too much debt for the income42.5%
- Credit history25.8%
- Information they couldn't verify9.3%
- DHI Mortgage1,40192224.6%5.4%
- Rocket Mortgage92964921.7%6.4%
- United Shore Financial Services59440017.1%6.1%
- Lennar Mortgage58237817.6%6.1%
- Loandepot.com39731413.6%6%
- Pulte Mortgage3502667.6%6.1%
- T2 Financial3042388.1%6.8%
- NVR Mortgage Finance34621721.7%6.6%
- Lower2682019%6.6%
- Vanderbilt Mortgage and Finance61119449.7%6.3%
The 10 lenders that made the most home loans in Horry County in 2025, buying and refinancing together. The mark on each bar is the whole county's denial rate (21.9%). Home loans only: first-lien, owner-occupied, one-to-four-unit homes, as reported under the federal HMDA law. Small lenders below its reporting threshold — many of the credit unions above — don't report, so their loans aren't counted here. Rates are for loans made. Source: HMDA 2025 public loan records (FFIEC).
Horry County's housing market is shaped by the coast: retirees and second-home buyers competing for the same houses as the people who build, clean, and staff the Grand Strand. This guide explains how mortgages, refinancing, and repair loans work here, how to qualify on seasonal or 1099 income, what to gather, which credit unions keep doors in the county, what South Carolina does differently at closing and on property taxes, and why flood and wind insurance belong in your budget before you make an offer.
It's a process, not a rejection.
Home financing is any loan tied to a house: a mortgage to buy, a refinance to replace your current mortgage, a home equity loan or line of credit that borrows against what you have paid off, or a repair loan for a roof, HVAC system, or storm damage. Small investors buying a duplex or a rental use the same tools on stricter terms.
Horry County has been among the fastest-growing parts of South Carolina.
Retirees, remote workers, and families keep arriving, and new subdivisions spread inland from the beach toward Conway, Carolina Forest, and beyond.
That growth brings jobs for the people who build and maintain those homes, but it also means working buyers compete with buyers who arrive with cash from the sale of a house up north.
The coast adds its own costs. Flood zones, wind and hail coverage, and HOA fees in newer communities can add as much to a monthly payment as the mortgage itself. A lender will count them, so you should too, before you fall in love with a house.
Get your papers in order.
- 01Photo ID and your Social Security number or ITIN
- 02Two years of tax returns with all schedules, plus W-2s or 1099s
- 03Recent pay stubs if you are an employee
- 04Two to three months of statements for every account, with explanations for large non-payroll deposits
- 05Proof of your down payment and closing cost funds, and a gift letter if family is helping
- 06A year of rent payment history
- 07For self-employed borrowers
A year-to-date profit-and-loss statement and business registration
- 08For repair loans
Written estimates from licensed contractors
- 09For investment properties, current leases
- 10Insurance quotes for the property
Including flood if it is in a flood zone
- MISSING ONE?Ask Iris which one you're missing.ASK A QUESTION ↓
Get your papers in order.
Credit unions are a strong first call for home loans because many keep their own mortgages and can be more flexible with seasonal income.
Based in the county. Carolina Trust, a credit union based in Myrtle Beach, is the one institution in our directory headquartered inside the Horry County line. Ask about first-time buyer programs and whether it works with state down payment assistance.
Branches in the county. South Carolina, a credit union based in North Charleston, keeps a branch in Horry County. Ask whether mortgages are originated through the local branch.
Statewide mission lenders. Community development lenders that serve all of South Carolina, such as CommunityWorks, a CDFI based in Greenville, can be worth asking about homebuyer counseling and down payment help.
Credit building with an ITIN. Mission Asset Fund runs zero-interest lending circles that report to the credit bureaus and accepts SSN or ITIN, a practical way to build the history a mortgage needs. Accion Opportunity Fund and Grameen America lend to small businesses rather than home buyers, but a stronger business record can strengthen a future mortgage file.
Free help. SC Housing, the state housing finance agency, offers down payment assistance and first-time buyer mortgages through participating lenders. HUD-approved housing counseling agencies provide free pre-purchase counseling, which many programs require. Some inland areas of the county may qualify for USDA Rural Development home loans.
Forget what the banks say.
A mortgage lender looks at how much you earn and how steady it is, your credit history, your debts compared to your income, and how much you can put down. • Hotel, restaurant, and resort employees on a W-2 qualify most easily with two years of steady work, even if hours change with the season. • Construction subcontractors paid on 1099s qualify on tax returns, usually two years.
ALL 2 DOORS, BY NAME AND BY TOWN- 2
- DOORS HERE
- 42
- ACROSS SC
Based in Myrtle Beach, South Carolina. A credit union — owned by its members rather than by shareholders, which is exactly what changes the conversation after a bank has said no.
BEST FORA personal loan, or building a credit file from nothing, and buying, repairing or refinancing a home.Based in North Charleston, South Carolina. A member-owned credit union, which means the people deciding on your file answer to depositors in the same towns you work in.
BEST FORBuying, repairing or refinancing a home, and working capital, equipment and payroll for a small business.
Don't fall into these traps.
A house you can afford on mortgage alone can become unaffordable once flood and wind coverage are added.
New-construction builders often push their preferred lender with incentives. Take the incentive into account, but get at least one outside quote to compare the rate and fees.
These deals can work, but only if the contract is recorded and an attorney you choose has read it.
After hurricanes, contractors who ask for large deposits and disappear are common. Use licensed contractors and never sign over insurance checks you do not understand.
Compare the total cost, not just a lower monthly payment.
A notario público is not a lawyer here and cannot handle a closing. South Carolina requires a licensed attorney.
The rules where you are.
South Carolina requires a licensed attorney to supervise real estate closings. You can choose your own closing attorney; you do not have to use the one the seller or builder suggests.
South Carolina taxes an owner-occupied primary residence at a lower assessment rate than second homes and rentals, but only if you apply for it with the county after you buy. In a county full of second homes, missing this application can mean a much bigger tax bill.
Many coastal policies separate wind and hail coverage from the rest of the homeowners policy, and flood insurance is always separate. Get quotes before you make an offer.
After a declared disaster, the SBA makes low-interest disaster loans to homeowners and renters for repairs and lost property, not only to businesses.
The short version.
- 01
In Horry County, the true cost of a home includes insurance, HOA fees, and taxes, so budget for all of it before you shop. Get pre-approved, keep a paper trail for every dollar, and apply for the primary residence tax rate after you close.
- 02
Start with Carolina Trust in Myrtle Beach and the South Carolina credit union branch, ask about SC Housing assistance, and take a free HUD-approved homebuyer course.
- 03
Origen Capital is a directory, not a lender. We do not collect your information, and nothing on this page asks you for anything.
Same county, another question.
Business FinancingLoans, lines of credit, and capital for small businesses and contractorsSEE IT IN HORRY COUNTY →
Personal FinancingPersonal loans, credit building, and ITIN-friendly financing optionsSEE IT IN HORRY COUNTY →36SC COUNTIES WITH DOORSThe whole stateEvery county in South Carolina, in this same lane.42 institutions fund homes and repairs inside South Carolina county lines.OPEN THE STATE →Still don't see your situation?
Ask Iris. She'll explain it the way it should have been explained the first time.