Building Homes
& Creating Hope

How the Dorchester Habitat Homeownership Program Works

A Habitat home is not free: the family buys it. Dorchester Habitat for Humanity builds the house with volunteers and the support of donors, sells it to the partner family and holds the mortgage itself. That interest-free mortgage runs 30 years, and the monthly payment includes escrows for homeowners insurance and property taxes. Those payments help build future Habitat homes.

Each future homeowner contributes 425 hours of sweat equity before their own home’s foundation is even poured. Each applicant also receives complimentary financial coaching in budgeting, saving and mortgage management. Meeting the requirements gets an application considered, not chosen: a family selection committee reviews applications for need, ability to pay and willingness to partner.

Who Qualifies

Dorchester Habitat’s requirements fall under four headings:

• Need: a need for safe, decent and affordable housing, and a total gross household income between 35% and 80% of the Area Median Income for Dorchester County. See the Household Income Guidelines below for your household size.
• Ability to pay: a steady source of income, an established and good credit and payment history, a housing-expenses-to-income ratio at or below 32% and a long-term debt-to-income ratio at or below 40%.
• Partnership: at least 425 hours of sweat equity, financial and homebuyer education and coaching, and $2,500 paid toward closing costs.
• Residency: U.S. citizenship or legal permanent residence, and living and/or working in Dorchester County for the 12 months immediately before you apply.

How to Apply

Dorchester Habitat takes applications during set selection periods, not year-round. Before you apply, read the full Homeownership Program Requirements (PDF) and confirm that you live or work in Dorchester County. Questions about the program go to home@dorchesterhabitat.org. For a longer walk-through, read how to qualify for a Habitat home in Dorchester County.

Other Paths to a Home in Dorchester County

Dorchester Habitat does not run or administer the programs below. Federal agencies, SC Housing and other organizations do, and each sets its own rules.

Can I buy a home with no down payment?

Yes, if you and the home qualify. For homes in eligible rural areas, USDA’s Section 502 Direct loan typically requires no down payment (applicants with assets above USDA’s limits may have to put some of those assets in), and its Section 502 Guaranteed loan, made through approved lenders, can finance up to 100% for qualifying buyers. VA-backed purchase loans for eligible service members, veterans and certain surviving spouses can provide financing without a down payment when the price does not exceed the appraised value, subject to the borrower’s available entitlement and the lender’s requirements. No down payment is not the same as no cash: closing costs can still apply, and a VA loan carries a funding fee unless the borrower is exempt.

Where can I find free homebuyer education?

Fannie Mae’s HomeView is a free online homebuyer course that ends with a completion certificate. Freddie Mac’s CreditSmart Homebuyer U is a no-cost online option. The SC Housing Homebuyer (Bond) Program requires at least one borrower to complete homebuyer education within 12 months before closing; its August 2026 program guide accepts HomeView, CreditSmart and HUD-approved courses. For one-on-one help, the Charleston Area Urban League offers HUD-approved housing counseling and homebuyer education for buyers in Summerville, North Charleston and the surrounding Lowcountry; ask about any fee before you enroll. Check which course your lender accepts.

Are there home-buying programs for low-income families in rural areas?

Yes. USDA’s Section 502 Direct loan is designed for low- and very-low-income households buying in eligible rural areas. You apply to USDA Rural Development rather than through a private lender, approval also depends on your ability to repay, and payment assistance can lower the effective interest rate; USDA requires all or a portion of that assistance to be repaid when the title transfers or you no longer live in the home. The Section 502 Guaranteed loan serves low- and moderate-income households through approved lenders. USDA decides rural eligibility by property address, not by town name, so enter the exact address on USDA’s eligibility site and confirm the result with USDA or your lender.

This is general information, not financial advice, and program terms change, so confirm the details with each agency or lender.