Veterans United Home Loans South Carolina: Complete 2026 Guide
Veterans United Home Loans is a VA-approved lender licensed in South Carolina, with branch offices in Greenville, Charleston, and Piedmont. The company specializes in VA home loans with 0% down payment and no private mortgage insurance (PMI). South Carolina veterans rated 100% permanently and totally disabled also qualify for a full state property tax exemption on their primary home.
Quick Facts
| Item | Details |
|---|---|
| Lender | Veterans United Home Loans (Mortgage Research Center, LLC) |
| NMLS ID | #1907 |
| SC License | Mortgage Lender/Servicer License, issued by SC State Board of Financial Institutions |
| SC Branch Offices | Greenville (770 Pelham Rd. Ste. 202), Charleston (4000 S. Faber Place Dr. Ste. 300), Piedmont |
| Specialty | VA purchase loans, VA IRRRL streamline refinance, VA cash-out refinance |
| Minimum Credit Score | 620 (VA loans and conventional) |
| VA Loan Down Payment | 0% for eligible veterans with full entitlement |
| PMI | Not required on VA loans |
| VA Funding Fee | 2.15% first use (0% down) / 3.3% subsequent use; waived for veterans receiving VA disability compensation |
| Average Close Time | 34 days (faster than national average) |
| Official Agency | U.S. Department of Veterans Affairs (VA.gov) |
| Updated For | 2026 |
What Is Veterans United Home Loans?
Veterans United Home Loans is a full-service mortgage lender headquartered in Columbia, Missouri, that primarily originates VA loans guaranteed by the U.S. Department of Veterans Affairs. Founded in 2002, the company has grown to 28 offices nationwide and is licensed in all 50 states.
Veterans United is not a government agency. It is a private lender that specializes in VA-backed mortgages. The VA guarantees a portion of each loan, which reduces risk for the lender and allows veterans to receive favorable terms that conventional borrowers typically cannot access.
In South Carolina, Veterans United is licensed under Mortgage Research Center, LLC, doing business as Veterans United Home Loans. The company holds a Mortgage Lender/Servicer License issued by the South Carolina State Board of Financial Institutions.
Veterans United has helped more than 792,000 veterans and service members purchase homes nationwide, including 3,178 veterans in Columbia, South Carolina alone.
Veterans United South Carolina Branch Locations
Greenville Branch
The Veterans United Greenville office is located at 770 Pelham Rd. Ste. 202, Greenville, SC 29615. The branch is managed by Kelly Stephens (NMLS #58755), who has worked as a VA mortgage specialist since 2006.
The Greenville team includes:
Kelly Stephens, Branch Manager (NMLS #58755)
Matthew Hina, Loan Officer and Army Veteran (NMLS #2602203)
Laura Wilson, Loan Officer and Air Force Veteran (NMLS #2416449)
Jered Stephens, Loan Specialist (NMLS #905174)
Veterans May Qualify for Extra Benefits
Check available financial assistance, healthcare programs and other opportunities that may apply to you.
Check EligibilityThe Greenville branch serves veterans across Upstate South Carolina, including Greenville, Spartanburg, Anderson, and Clemson. The office has a 4.8 out of 5 average customer satisfaction rating with 1,105 reviews, and 98.8% of customers would recommend Veterans United to friends and family.
Charleston Branch
The Veterans United Charleston office is located at 4000 S. Faber Place Drive, STE 300, Charleston, SC 29405. The office phone number is (843) 278-9500. This branch serves veterans in the Lowcountry, including Joint Base Charleston, North Charleston, Mount Pleasant, and Summerville.
Piedmont Branch
Veterans United also maintains a South Carolina office in Piedmont, SC, at 129 Kiowa Ln, Piedmont, SC 29673. This location serves the Greenville-Spartanburg-Anderson metro area.
VA Home Loan Eligibility in South Carolina
Who Qualifies for a VA Loan
To qualify for a VA home loan through Veterans United or any other VA-approved lender, you must meet service requirements and obtain a Certificate of Eligibility (COE).
Service requirements by category:
| Service Category | Minimum Requirement |
|---|---|
| Wartime active duty | 90 consecutive days |
| Peacetime active duty | 181 consecutive days |
| National Guard/Reserve | 6 years, or 90 days under Title 32 orders (30 consecutive) |
| Surviving spouse | Unremarried spouse of veteran who died in service or from service-connected causes |
You must also meet credit, income, and occupancy requirements from both the VA and Veterans United. A general discharge under honorable conditions may qualify for VA loan benefits. An other-than-honorable discharge typically disqualifies you.
Credit and Income Requirements
Veterans United requires a minimum credit score of 620 for VA loans. While the VA itself does not set a minimum credit score, most VA lenders require at least 620. A higher score helps you secure better interest rates and terms.
There is no VA-imposed income limit for VA loans. However, lenders must verify that you have stable, sufficient income to make your mortgage payments. Veterans United reviews your debt-to-income ratio, employment history, and residual income after accounting for monthly obligations.
Certificate of Eligibility (COE)
The COE is the document that proves to your lender that you qualify for the VA home loan benefit. Veterans United can help you obtain your COE directly, or you can request it through VA.gov.
Documents needed for a COE:
Veterans: DD-214 (Certificate of Release or Discharge from Active Duty)
Active-duty service members: Statement of service signed by your commander, adjutant, or personnel officer
National Guard members: DD-214, NGB Form 22, and NGB Form 23
Surviving spouses: VA Form 26-1817 and supporting documents
How to Apply for a VA Loan Through Veterans United in South Carolina
Step-by-Step Process
Step 1: Check your eligibility. Visit Veterans United’s website or call 1-800-884-5560 to begin the preapproval process. You can also request your COE through VA.gov if you prefer to start there.
Step 2: Get preapproved. Preapproval is not a final loan commitment, but it tells sellers you are a serious buyer and shows you how much you can afford. Veterans United’s preapproval process can often be completed online in minutes.
Step 3: Find a home and make an offer. Once preapproved, work with a real estate agent who understands VA loans. Not all sellers are familiar with VA loan requirements, and some may need education about the process. VA loans require a property appraisal and certain health and safety standards.
Step 4: Complete the full application. After your offer is accepted, Veterans United will collect your full documentation, including income verification, asset statements, and your COE. Your loan officer will guide you through each step.
Step 5: Property appraisal. The VA requires an appraisal to ensure the home meets minimum property requirements. Appraisal fees average around $425 for a single-family residence in South Carolina.
Step 6: Underwriting and closing. Once the appraisal is complete and all documentation is submitted, underwriting reviews your file. Veterans United’s average time to close is 34 days, faster than the national average.
Required Documents
| Document | Purpose |
|---|---|
| DD-214 or statement of service | Proves eligibility |
| Certificate of Eligibility (COE) | Confirms VA loan entitlement |
| Pay stubs (most recent 30 days) | Verifies income |
| W-2s (most recent 2 years) | Verifies employment history |
| Bank statements (most recent 2 months) | Verifies assets for closing costs |
| Tax returns (if self-employed) | Verifies income |
| Photo ID | Identity verification |
| Purchase agreement | Once you have an accepted offer |
VA Loan Rates, Fees, and Costs in South Carolina
Current VA Loan Rates
VA loan rates in South Carolina fluctuate based on market conditions, credit score, loan amount, and lender. As of 2026, South Carolina VA mortgage rates have ranged from approximately 5.25% for top-tier credit to 6.46% for the 30-year fixed-rate average.
Veterans United offers competitive rates for VA loans. Your specific rate depends on your credit profile, down payment (if any), and whether you are using your VA loan for the first time or a subsequent time.
VA Funding Fee
The VA funding fee is a one-time payment that funds the VA loan program. It is not charged by Veterans United. It is charged by the VA and can be financed into the loan.
2026 VA Funding Fee Rates:
| Loan Type | First Use | Subsequent Use |
|---|---|---|
| Purchase, 0% down | 2.15% | 3.3% |
| Purchase, 5% down | 1.5% | 1.5% |
| Purchase, 10%+ down | 1.25% | 1.25% |
| IRRRL (Streamline Refinance) | 0.5% | 0.5% |
| Cash-Out Refinance | 2.15% | 3.3% |
Funding fee exemption: Veterans receiving VA disability compensation at any percentage (1%–100%) are permanently exempt from the VA funding fee. Purple Heart recipients on active duty and surviving spouses receiving Dependency and Indemnity Compensation (DIC) also qualify for the exemption. Approximately one-third of all VA borrowers are fully exempt.
Tax deduction:Â Starting in 2026, VA funding fees are tax-deductible for veterans, service members, and surviving spouses who purchase a home using a VA-guaranteed loan.
Closing Costs in South Carolina
VA loan closing costs in South Carolina average approximately 3.52% of the home’s purchase price. These costs include:
VA appraisal fee ($425 average)
Title search and title insurance
Credit report fee
Recording fees
Prepaid taxes and insurance
Lender origination fees
Veterans United’s average total cost of taking out a mortgage was $6,777 in 2023, according to Federal Financial Institutions Examination Council (FFIEC) data. The company’s average origination fee is on the higher side compared to some competitors, according to NerdWallet’s 2026 review.
Sellers can pay up to 4% of the loan amount in buyer closing costs on VA loans. This is a negotiation point in your purchase offer.
South Carolina State Benefits for Veterans
Property Tax Exemption for 100% Disabled Veterans
South Carolina offers one of the most valuable state benefits in the country: a full property tax exemption for veterans rated 100% permanently and totally disabled due to a service-connected disability. Under SC Code §12-37-220, qualifying veterans receive an exemption on their primary residence and up to five acres of land.
What qualifies:
Primary home and land up to five acres
Up to two private passenger vehicles
The exemption applies to county, municipal, school, and special assessment real estate taxes
Recent changes (2024 legislation):
Disabled veterans can claim the exemption beginning in the year the disability occurs
Surviving spouses can immediately claim the exemption regardless of whether the veteran applied
Veterans applying in 2025 can claim retroactive exemptions back to 2023
How to apply: The easiest way is through MyDORWAY, the South Carolina Department of Revenue’s free online tax portal at dor.sc.gov/individuals-property-exemption-application. You can also submit a PT-401 application through your county auditor’s office. For vehicle exemptions, complete Form PT-401I and submit it to the SCDOR.
Military Retirement Pay Tax Exemption
South Carolina fully exempts military retirement pay from state individual income tax. This applies to retired pay from all branches of service, including National Guard and Reserve retirement. Survivor Benefit Plan (SBP) annuities are also exempt.
Free Hunting and Fishing Licenses
Disabled veterans in South Carolina are eligible for free hunting, freshwater fishing, and saltwater recreational fishing licenses. This benefit is administered by the South Carolina Department of Natural Resources (SCDNR).
SC Housing Palmetto Home Advantage Program
The South Carolina State Housing Finance and Development Authority (SC Housing) offers the Palmetto Home Advantage program, which provides down payment assistance to homebuyers, including veterans using VA loans.
Program details:
Available for Conventional, FHA, VA, and USDA loans
Forgivable down payment assistance of 0%, 3%, or 4% of the loan amount
No monthly payment on the assistance
Available for first-time, move-up, and repeat buyers
Available in all 46 South Carolina counties
No sales price limit
This program can be combined with a VA loan from Veterans United or any other participating lender. Contact SC Housing or your loan officer for current program details, as income limits and program terms may change.
South Carolina Tuition Assistance for National Guard
South Carolina National Guard members may qualify for tuition assistance at state-supported colleges and universities. This benefit is separate from federal GI Bill benefits and can be used in conjunction with them.
Common Mistakes South Carolina Veterans Make
Mistake 1: Not checking for VA funding fee exemption. If you receive VA disability compensation at any rating (even 10%), you are exempt from the VA funding fee. This saves 2.15% to 3.3% of your loan amount — thousands of dollars. Many veterans pay the fee unnecessarily because they do not inform their lender of their disability status.
Mistake 2: Not applying for the South Carolina property tax exemption. Thousands of 100% disabled veterans in South Carolina do not claim the full property tax exemption on their home. This benefit can be worth $10,000 to $20,000 or more annually depending on the property’s value and local tax rates. The 2024 legislation allows retroactive claims, so even if you missed years, you may be able to recover past taxes.
Mistake 3: Assuming VA loans require perfect credit. While Veterans United requires a 620 minimum credit score, the VA itself does not set a minimum. Some lenders offer VA loans to borrowers with lower scores. Shop around if your credit is below 620.
Mistake 4: Not comparing closing costs. Veterans United’s average origination fee is on the higher side, according to NerdWallet. Always compare Loan Estimates from at least two or three lenders before committing.
Mistake 5: Forgetting about the SC Housing down payment assistance. Many veterans using VA loans do not realize they may also qualify for forgivable down payment assistance through SC Housing’s Palmetto Home Advantage program. This can cover 3% to 4% of the loan amount with no monthly payment.
Mistake 6: Not requesting retroactive property tax exemption. Under the 2024 legislation, qualifying disabled veterans can claim property tax exemptions retroactive to the previous two years if they paid their taxes on time. Many veterans do not know this option exists.
VA Loan Refinancing Options in South Carolina
VA Streamline Refinance (IRRRL)
The VA Interest Rate Reduction Refinance Loan (IRRRL) allows veterans with existing VA loans to refinance to a lower interest rate with minimal documentation. Veterans United offers IRRRLs to homeowners who have made at least six full, consecutive monthly payments on their original loan and waited at least 210 days since their first payment.
IRRRL requirements:
Existing VA loan in good standing
No 30-day late payments in the past 12 months
Must result in a net tangible benefit (lower rate or monthly payment)
Funding fee of 0.5% (waived for disabled veterans)
VA Cash-Out Refinance
A VA cash-out refinance allows you to access your home equity for any purpose, including debt consolidation, home improvements, or education expenses. The funding fee is 2.15% for first use and 3.3% for subsequent use. Veterans receiving VA disability compensation are exempt from the funding fee.
Cash-out requirements:
Sufficient home equity (typically 10% or more)
Credit score of 620 or higher
Debt-to-income ratio within lender limits
Property must be your primary residence
Veterans United Customer Reviews and Ratings
Veterans United has a 4.8 out of 5 average customer satisfaction rating across more than 470,000 reviews nationwide. The company reports that 98.2% of customers would recommend Veterans United to friends and family.
Greenville, SC branch reviews:
Average rating: 4.8 out of 5
1,105 reviews
98.8% would recommend
Common praise points in reviews:
Knowledgeable loan officers who understand VA loans
Frequent communication and status updates
Dedicated loan teams that guide veterans through the process
Fast closing times
Common criticisms:
Average origination fees on the higher side
Some borrowers report delays in underwriting
Rates may not always be the lowest available
Better Business Bureau:Â Veterans United has a BBB profile with corporate-owned locations listed. The BBB profile includes customer complaints for headquarters and corporate locations.
Common Questions
Is Veterans United Home Loans licensed in South Carolina?
Yes. Veterans United is licensed in South Carolina under Mortgage Research Center, LLC, holding a Mortgage Lender/Servicer License issued by the SC State Board of Financial Institutions. The company has branch offices in Greenville, Charleston, and Piedmont.
What credit score do I need for a VA loan through Veterans United?
Veterans United requires a minimum credit score of 620 for VA loans. While the VA itself does not set a minimum credit score, most VA lenders require at least 620. A higher score helps you get the best rates.
How long does it take to close a VA loan with Veterans United?
Veterans United’s average time to close is 34 days, faster than the national average. Closing times can vary based on appraisal scheduling, underwriting volume, and documentation completeness.
Does Veterans United charge a VA funding fee?
The VA funding fee is charged by the VA, not Veterans United. It can be financed into the loan. Veterans receiving VA disability compensation at any percentage are exempt from the funding fee. Purple Heart recipients on active duty and surviving spouses receiving DIC also qualify for exemptions.
What South Carolina state benefits can I combine with a VA loan?
You can combine a VA loan with the SC property tax exemption (for 100% disabled veterans), free hunting and fishing licenses, military retirement pay tax exemption, and SC Housing’s Palmetto Home Advantage down payment assistance program.
Can I use my VA loan benefit more than once?
Yes. VA loan entitlement can be reused. If you pay off your VA loan and sell the property, your entitlement is restored. You can also use remaining entitlement for a second VA loan while keeping your first one, subject to loan limits.
What is the VA loan limit in Charleston County?
The 2026 conforming loan limit for Charleston County is $806,500. Veterans with full entitlement are not subject to loan limits. Veterans with partial entitlement may need to make a down payment on loans above the conforming limit.
Can I use a VA loan to buy a duplex or multi-unit property in South Carolina?
Yes. VA loans can be used to purchase multi-unit properties with up to four units, as long as you occupy one unit as your primary residence. This is common in South Carolina markets like Charleston and Columbia.
What is the SC Housing Palmetto Home Advantage program?
Palmetto Home Advantage is a down payment assistance program offered by SC Housing. It provides forgivable assistance of 0%, 3%, or 4% of the loan amount for qualified buyers using Conventional, FHA, VA, or USDA loans. There is no monthly payment on the assistance.
How do I apply for the South Carolina property tax exemption for disabled veterans?
Apply through MyDORWAY at dor.sc.gov or submit a PT-401 application through your county auditor’s office. For vehicle exemptions, complete Form PT-401I and submit it to the SCDOR. You will need your VA rating decision showing 100% permanent and total disability.
Does Veterans United offer VA loans for National Guard and Reserve members in South Carolina?
Yes. National Guard and Reserve members qualify for VA loans after six years of service, or after 90 days of active-duty service under Title 32 orders with at least 30 consecutive days. Veterans United processes VA loans for Guard and Reserve members.
Can I get a VA loan in South Carolina with a general discharge?
Yes, in many cases. A general discharge under honorable conditions may qualify you for VA loan benefits. An other-than-honorable discharge typically disqualifies you. Consult with a Veterans Service Officer to review your specific discharge circumstances.
Key Takeaways
Veterans United Home Loans is licensed in South Carolina with branch offices in Greenville, Charleston, and Piedmont.
VA loans through Veterans United offer 0% down payment and no private mortgage insurance for eligible veterans.
The minimum credit score for a VA loan through Veterans United is 620.
Veterans receiving VA disability compensation at any percentage are exempt from the VA funding fee (saves 2.15%–3.3% of the loan amount).
South Carolina offers a full property tax exemption for veterans rated 100% permanently and totally disabled, with retroactive claims available under 2024 legislation.
Military retirement pay is fully exempt from South Carolina state income tax.
SC Housing’s Palmetto Home Advantage program offers forgivable down payment assistance of 3%–4% that can be combined with a VA loan.
Veterans United’s average time to close is 34 days, faster than the national average.
The Greenville branch has a 4.8/5 rating with 1,105 reviews and a 98.8% recommendation rate.
Veterans United’s average origination fee is on the higher side, so compare Loan Estimates from multiple lenders before committing.
Official Resources
| Resource | Website | Services |
|---|---|---|
| U.S. Department of Veterans Affairs | VA.gov | VA loan eligibility, COE requests, VA-backed home loans |
| VA Loan Guaranty Service | va.gov/housing-assistance/home-loans | VA home loan program information |
| South Carolina Department of Revenue | dor.sc.gov | Property tax exemption applications, PT-401 form |
| SC Housing | schousing.sc.gov | Palmetto Home Advantage down payment assistance |
| South Carolina Department of Natural Resources | dnr.sc.gov | Free hunting and fishing licenses for disabled veterans |
| SC Division of Veterans’ Affairs | scdva.sc.gov | State veterans benefits information |
| Consumer Financial Protection Bureau | consumerfinance.gov | Loan Estimate comparison tools, mortgage shopping guides |
| NMLS Consumer Access | nmlsconsumeraccess.org | Verify Veterans United licensing (NMLS #1907) |
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📌 Information provided as of June 2026. Always verify current eligibility and rules with official .gov sources.
This site is not affiliated with the U.S. Department of Veterans Affairs or any government agency. All information is for educational purposes only. Please visit VA.gov for official information.
