The Best Mortgage Lenders in Cades, SC
Compare verified mortgage lenders serving Cades, South Carolina. Find competitive rates on conventional, FHA, VA, and jumbo loans from experienced professionals.
Available Loan Programs in Cades
Featured Mortgage Lenders
Movement Mortgage
Movement Mortgage, LLC
Movement Mortgage stands out as one of South Carolina's premier mortgage lenders with a strong statewide presence. Founded in Indian Land, SC, they have deep roots in the Palmetto State and extensive experience serving rural communities like Cades. Their 4.9 rating reflects exceptional customer service and efficient loan processing. Specializing in both purchase and refinance loans, they offer competitive rates and have particular expertise with USDA rural development loans that benefit Cades residents. Their local Florence office provides convenient in-person service for the Pee Dee region.
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First Reliance Mortgage
First Reliance Bank
First Reliance Bank has been serving South Carolina communities for over two decades with a strong focus on personalized mortgage solutions. Based in Florence, they have deep knowledge of the Pee Dee region including rural areas like Cades. Their 4.8 rating demonstrates consistent customer satisfaction and reliable service. They excel in construction lending and first-time homebuyer programs, offering local underwriting decisions that benefit Cades residents. As a community bank, they provide the advantage of local decision-making combined with competitive rates and flexible loan options.
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NFM Lending
NFM Lending - Florence Branch
NFM Lending's Florence branch has established itself as a top mortgage provider for the Cades area with comprehensive loan programs and excellent service. With over 20 years in business, they've built a reputation for handling complex financing scenarios and providing competitive rates. Their 4.7 rating reflects strong customer relationships and efficient processing. They particularly excel in VA and FHA loans, making homeownership accessible for Cades residents. The local Florence team understands the unique aspects of rural property financing and offers personalized guidance throughout the mortgage process.
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Frequently Asked Questions
Common questions about mortgage lending in Cades, SC
What are the typical down payment requirements for homes in Cades, SC, and are there local programs to help?
In Cades and the surrounding Williamsburg County, many conventional loans require a 5-10% down payment, but FHA loans are popular and require as little as 3.5%. The South Carolina State Housing Finance and Development Authority (SC Housing) offers down payment assistance and first-time homebuyer loans that are widely accessible in rural areas like Cades, often with below-market interest rates.
How does Cades being a rural town affect my mortgage options and property appraisal process?
Cades' rural designation expands your loan options to include USDA Rural Development loans, which offer 100% financing with no down payment—a major advantage here. However, appraisals can be more challenging due to fewer comparable home sales ("comps"), so working with a lender experienced in rural South Carolina properties is crucial to avoid delays.
Are property taxes in Williamsburg County a significant factor in my monthly mortgage payment?
Yes, property taxes are a key component. Williamsburg County has relatively low property tax rates compared to urban areas in SC, which helps keep your total monthly payment affordable. The current combined county and municipal rate for Cades is approximately 0.5% of the home's assessed value, but your lender will confirm the exact amount for escrow calculations.
What local or state programs are available for first-time homebuyers in Cades?
First-time buyers in Cades should primarily explore SC Housing's programs, including the Palmetto Home Advantage, which offers down payment assistance and a competitive fixed-rate mortgage. Additionally, because Cades is in a targeted area, you may qualify for a Mortgage Credit Certificate (MCC) through SC Housing, which provides a federal tax credit for a portion of your mortgage interest paid each year.
How do mortgage interest rates in Cades compare to the national or state average?
Mortgage rates in Cades are generally aligned with national averages, as rates are set by broader markets. However, your final rate can be influenced by local factors like the appraised value of a rural property and your choice of lender. By using a state program like SC Housing, you can often secure a rate that is 0.25% to 0.5% below standard market rates, providing significant savings.
Why Choose a Mortgage Lender in Cades?
Local Market Knowledge
Lenders who understand Cades's housing market can offer better guidance and competitive rates.
Multiple Loan Options
Access to conventional, FHA, VA, USDA, and jumbo loans tailored to your financial situation.
Proven Track Record
Work with lenders who have years of experience and hundreds of satisfied customers in South Carolina.
Ready to Find Your Perfect Mortgage Lender?
Connect with top-rated mortgage professionals in Cades and get competitive rates on your home loan.