Few purchases give you a sense of pride and accomplishment like buying a new home. From white picket fences and lush green grass to cookouts with neighbors and holidays with the family, owning a home is magical. Like most great things, though, enduring the home-buying process takes a lot of work. There are many steps to take and difficult decisions to make along the way. One of the most crucial decisions is what type of home loan and mortgage broker to choose. Whether it's your first time buying a home or you're a seasoned owner with multiple properties, you will need a trusted mortgage broker in Cane Bay, SC, with your best interests at heart.
If you're like most people, you need a mortgage professional whose top priority is their customers - an expert who can provide accurate advice and guidance so you can make educated decisions. That's where Mission One Mortgage comes into the picture.
Whether you want the best interest rates or don't know where to start in the home-buying process, Mission One Mortgage can set you up in the right direction. From getting you pre-qualified to buy a home to securing a veteran's loan, Mission One Mortgage is the trusted solution you need. As Cane Bay natives, we're proud to serve the Lowcountry and all of South Carolina with trusted mortgage brokerage services.
Unlike some mortgage companies in Cane Bay, SC, we bring years of high-level experience and insight to the table. Having worked with hundreds of clients during our time in business, we know you're probably going through a range of emotions right now. Buying a new home can be a scary process, especially for first-time buyers. That's why we make every effort to make ourselves accessible and available for clients. Our primary goal is to help you make the right mortgage for your family and your budget.
We know that many home loan officers have horrible reputations. Some brokers only see their clients as transactions, and a means to make quick money. They come off as impatient and pushy, failing to understand that this is a very big decision for you. At Mission One Mortgage, we take the opposite approach. We encourage our clients to take as much time as needed to ask us questions and review mortgage documents. We could say that our mission is to exceed your expectations, but we'd rather just show you. From assistance finding FHA, VA, or other loans to refinancing your current mortgage, Mission One is the team you can trust.
Here are just a few reasons why home buyers choose Mission One Mortgage:
Most people simply don't have access to the hundreds of thousands of dollars needed to purchase a home with cash. Instead, they take out a mortgage loan to buy a home. Unfortunately, many homebuyers are anxious to get the ball rolling and, due to their excitement, fail to shop around for the best mortgage rates. To some degree, avoiding this step makes sense, as it requires a lot of legwork and research to get the job done. For those not wanting to spend hours researching a reasonable mortgage, there's an alternative to consider - working with a mortgage broker.
To understand the benefits of working with a mortgage broker, you must first understand their role in the home-buying process.
Your mortgage broker is a third party that works to connect you with mortgage lenders. Essentially, a mortgage broker works as an intermediary between a person who wants to buy a home and the entities offering loans to buy a home. The mortgage broker works with both the borrower and lender to get the borrower approved. They also verify and collect paperwork from the borrower that the lender needs to finish a home purchase. Typically, mortgage brokers have relationships with several home loan lenders. Mission One Mortgage, for example, has access to 50 different lenders, which gives us a wide range of home loans in Cane Bay, SC, from which to choose.
In addition to finding a home loan lender, your mortgage broker will help you settle on the best loan options and interest rates for your budget. Ideally, your mortgage broker will take a great deal of stress and legwork off your plate while also potentially saving you money.
If you're ready to buy a home, getting pre-qualified is a great choice that will streamline the entire process. Your mortgage broker makes getting pre-approved easy by obtaining all the documents needed to get you pre-qualified. In taking a look at your application, they will determine if you're ready for the pre-approval process. If your application needs additional items, the mortgage company will help point you in the right direction to ensure your application is as strong as it can be. Your mortgage broker will also walk you through the different types of loans, from Conventional and FHA to VA and USDA.
In order to be pre-approved for a home in South Carolina, you must have the following:
Most people choose to use a mortgage broker because they have access to different lenders and interest rates. But a great mortgage broker brings more to the table than a choice of lenders.
Save You from Unneeded Stress:One of the biggest advantages of hiring a mortgage broker is that they can find and vet loans while managing the mortgage process on your behalf. The best mortgage companies, like Mission One Mortgage, hire brokers who are experts at keeping underwriting on track, coordinating with relevant parties, and handling all paperwork involved. At the end of the day, mortgage brokers save you stress and time and often expedite the closing process.
More Access: We touched on this earlier, but it bears repeating: A mortgage broker provides access to a range of loans, rates, and lenders. In fact, many mortgage brokers can get rates lower than what the average person could get from a lender.
Save You Money: There's a chance that your mortgage broker can get your mortgage fees reduced or waived by the lender, which could save you a good deal of money.
Help with Unfavorable Financial Situations: Expert mortgage brokers can often assist in challenging financial situations, like when a buyer has inconsistent income or less-than-perfect credit. Experienced brokers, like those at Mission One Mortgage, are often aware of lenders willing to will work with nontraditional borrowers.
Provide Key Insights: Mortgage brokers share important insights, such as your chances for a home loan approval and exactly how much house you can afford. They can also save you from making costly mistakes based on their years of expertise in the mortgage industry.
While settling on the best type of home loan isn't as exciting as searching for the home of your dreams, it's equally important. Yes, your Mission One Mortgage loan officer in Cane Bay, SC, will be happy to help explain the differences between home loans. But understanding the basics ahead of time will save you stress and time in the long run.
Conventional loans can be used to purchase a new home or refinance your current one. Conventional loans include fixed-rate mortgages and adjustable-rate mortgages. Generally, borrowers must put down a 3% down payment for owner-occupants, 10% for a vacation property, and 20% for an investment home. If you are able to pay 20% of the total cost of the home, you can avoid private mortgage insurance, which is otherwise required. Conventional mortgages are often preferred by buyers with good credit or people needing a non-owner-occupied mortgage.
FHA mortgages are issued by the U.S. government and backed by the Department of Housing & Urban Development (HUD). This loan is often preferred by first-time homebuyers because it only requires a 3.5% down payment and offers more flexibility with credit requirements and underwriting standards. FHA loans have several requirements you must meet to qualify. Contact Mission One Mortgage today to learn more about FHA loans and whether or not they're best for your financial situation.
Also backed by the government, these loans are insured by the U.S. Department of Agriculture and don't require money down. These loans have lower insurance requirements when compared to FHA loans, offer 100% financing if you qualify, and allow for closing costs to be covered by the seller. In order to qualify for a USDA loan, you must live in a rural area, and your household income must meet certain standards. These loans are often preferred by low-income citizens who live in rural parts of South Carolina.
Also known as VA or Veteran's Affairs loans, these mortgages are reserved for the brave men and women who served in the military. VA loans help provide our military members, veterans, and their families with favorable loan terms and an easy home ownership experience. Often, those who qualify are not required to make a down payment on their home. Additionally, these loans often include less expensive closing costs.
If you are a veteran or the family member of a veteran, contact Mission One Mortgage today to speak with our Vetted VA Professional, Debbie Haberny. Debbie helps our military members, veterans, and their family members obtain home loans utilizing veteran benefits and would be happy to help as you search for a home.
Do you have questions about the complexities of mortgages and home loans? As your advocate, Mission One Mortgage is here to answer any questions you have about mortgages and the home-buying process. We encourage you to call our office to speak directly with one of our mortgage experts or continue reading below for answers to some frequently asked questions.
Q. I was talking to my spouse about mortgage brokers, and they mentioned the phrase home loan originator. What's the difference between a broker and a loan originator?
A. The mortgage industry is full of confusing jobs and titles, making it easy to confuse roles and responsibilities. Such is the case with mortgage brokers and home loan originators. Though their roles share similarities, a home loan originator in Cane Bay, SC, works for a bank or credit union, while a mortgage broker works for a brokerage company. Home loan originators and mortgage brokers are both licensed by the Nationwide Multistate Licensing System (NMLS).
Q. I've heard from everyone that you must have mortgage insurance to buy a home. What is mortgage insurance?
A. Essentially, mortgage insurance helps protect lenders if a borrower forecloses on the home they bought. One advantage of mortgage insurance is that when borrowers pay it, lenders can often grant loans to buyers when they might not have otherwise. Though not always required to buy a home, mortgage insurance is often needed for down payments of less than 20%.
Q. I have just been pre-approved to buy a beautiful home in South Carolina. Is there anything I shouldn't do now that I'm pre-qualified?
A. Mortgage companies like Mission One Mortgage, make getting pre-qualified for a home easy. However, as your loan process continues, your lender is required to run a new credit report before closing on a home. For that reason, it's to avoid any activity that might affect your credit score, such as:
Q. My brother-in-law recently refinanced his home in South Carolina. What is refinancing, and should I consider refinancing my home too?
A. Refinancing your home basically means you're swapping your current mortgage for a new one, most often with a lower interest rate. If you would like to reduce the term of your loan, lower your monthly mortgage payments, or consolidate debt, refinancing may be a smart option. Many homeowners also choose to refinance if they want to switch from adjustable-rate mortgages to fixed-rate mortgages or to get cash back for home renovations. To learn whether refinancing is a viable option for your situation, contact Mission One Mortgage ASAP, as loan rates change frequently.
Here at Mission One Mortgage, we believe that the best communities begin with the dream of home ownership. Our mission is to make those dreams come true, with personalized service, expert guidance, and good old-fashioned hard work. As one of the most trusted mortgage companies in Cane Bay, SC, we have years of experience working with a diverse range of clients, from first-time buyers and investors to self-employed borrowers and non-native English speakers.
Though every mortgage situation is different, one thing never changes: our commitment to clients. Contact our office today to get started on an exceptional home-buying experience.
BERKELEY COUNTY, S.C. – Cadet Ryder Livingston, a rising senior at Cane Bay High School, has been named Region 3, Sub-Region 3 Cadet of the Year by Headquarters Air Force Junior ROTC, an honor recognizing him as the top-performing cadet among 30 schools across South Carolina.The announcement marks a major milestone for the AFJROTC program at Cane Bay and highlights the growing influence of student leadership in military preparatory programs.Livingston, who moved to Cane Bay from Japan and comes from a military family, sai...
BERKELEY COUNTY, S.C. – Cadet Ryder Livingston, a rising senior at Cane Bay High School, has been named Region 3, Sub-Region 3 Cadet of the Year by Headquarters Air Force Junior ROTC, an honor recognizing him as the top-performing cadet among 30 schools across South Carolina.
The announcement marks a major milestone for the AFJROTC program at Cane Bay and highlights the growing influence of student leadership in military preparatory programs.
Livingston, who moved to Cane Bay from Japan and comes from a military family, said he was “honored” by the recognition. “I never thought I’d end up getting something at that level,” he told the school.
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In addition to the regional title, Livingston also received the Military Officer’s Association of America Award, given to top cadets in their junior year who demonstrate academic and leadership excellence.
Livingston’s résumé speaks for itself: He helped organize a 14-mile Bataan Death March Memorial Hike, led the Raider Team to multiple top finishes, and guided the JROTC unit to a 97 “exceeds standards” score on its evaluation. He has logged over 150 combined hours in leadership development and community service, maintains a 4.57 GPA, and ranks in the top 10 percent of his class.
“Cadet Livingston exemplifies the highest standards of leadership, service, and academic excellence,” said Maj. Christopher D. Perham, a retired U.S. Air Force officer and senior instructor at the school, who also received regional honors as Instructor of the Year.
The AFJROTC program at Cane Bay High is riding a wave of success. It was recently named the state’s most outstanding unit by the South Carolina Air Force Association, earning the prestigious “Sword of Excellence.” The program also secured the Distinguished Unit with Merit award and the national Silver Star Community Service with Excellence Award—one of only two schools in South Carolina to do so.
Livingston, who hopes to attend the U.S. Air Force Academy after graduation, credits the program’s community atmosphere for its impact. “It’s meant to be a leadership workshop,” he said. “It’s amazing to see how certain kids are able to take these projects or assignments and turn them into something great.”
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Cane Bay’s AFJROTC program continues to set a high bar for excellence in youth military training and leadership development across the state and beyond.
SUMMERVILLE, S.C. (WCSC) - Some students and faculty in the Berkeley County School District are celebrating quite an accomplishment.The Air Force Junior Reserve Officers’ Training Corps at Cane Bay High School in Summerville has won a statewide honor.It has received the South Carolina Air Force Association’s “Sword of Excellence.”Students say Air Force JROTC at Cane Bay High School isn’t just another class. For the student cadets, JROTC is a commitment.“It definitely is one of t...
SUMMERVILLE, S.C. (WCSC) - Some students and faculty in the Berkeley County School District are celebrating quite an accomplishment.
The Air Force Junior Reserve Officers’ Training Corps at Cane Bay High School in Summerville has won a statewide honor.
It has received the South Carolina Air Force Association’s “Sword of Excellence.”
Students say Air Force JROTC at Cane Bay High School isn’t just another class. For the student cadets, JROTC is a commitment.
“It definitely is one of the most challenging classes we have in the school. But I mean you’re taught everything you need to know by the first day you step foot in the door,” Cadet Maj. Amelia Bald Eagle said.
This cadet-run program puts students in charge of their peers.
“So, it really drew me in through the ability to lead and get in positions of leadership so I can learn those life skills as I’m in high school,” Cadet Col. Mya McColl said.
McColl is a senior and is in charge of the entire unit of almost 200 students.
She, along with Bald Eagle and Cadet Maj. Ethan King, were some of the student leaders who played a major role in helping the unit win the “Sword of Excellence.”
The award goes to the most outstanding Air Force JROTC unit in the state based on achievements.
“Well, we sent in the events and other things that we’ve planned throughout the year, the different competitions we went to, and it all just adds up,” Bald Eagle said.
One of the community service events that set the unit apart from its competitors was the “Seasons of Giving.” It was an idea of King’s to help people in the Cane Bay community during the holidays.
“So, I coordinated with our school administration and our school secretary, and we um put together an event called season of giving. It took place here at the school and we provided all kinds of Thanksgiving food, clothing, toys to children, shoes, and it helped hundreds of people through over 150 families,” King said.
These students devote hours of time each week, both during school and after, drilling to become one unit. The core values of JROTC are service, integrity and excellence.
Two Cane Bay High School graduates have received scholarships from the Berkeley Soil and Water Conservation District in recognition of their dedication to environmental conservation and natural resource management.Khamiiah Alameda and Allison Gard were each awarded a $1,000 scholarship through the district’s annual program, which has supported local students pursuing careers in conservation since 2015.Alameda, daughter of Summerville resident Shreka Collins, is set to attend the University of South Carolina–Beaufort...
Two Cane Bay High School graduates have received scholarships from the Berkeley Soil and Water Conservation District in recognition of their dedication to environmental conservation and natural resource management.
Khamiiah Alameda and Allison Gard were each awarded a $1,000 scholarship through the district’s annual program, which has supported local students pursuing careers in conservation since 2015.
Alameda, daughter of Summerville resident Shreka Collins, is set to attend the University of South Carolina–Beaufort this fall, where she plans to major in biology with a focus on coastal ecology and conservation. A National Honor Society and Beta Club member, Alameda also served as an Explorer Firefighter with the Goose Creek Rural Fire Department from August 2024 to January 2025, completing 100 hours of community service.
“Pursuing a career in conservation and natural resource management has been an aspiration of mine since the start of my high school education,” Alameda said. “I have gathered diverse insights through various in-field opportunities since job shadowing with the South Carolina Department of Natural Resources. I’ve also worked alongside biologists, stewards, environmental organizations and the local community, with these experiences highlighting the variety and the significance of an interdisciplinary field like environmental science. Advocating for the natural environment means advocating for historically and culturally intertwined communities within it. I want to promote appreciation for the natural environment by working with people of all ages and cultural backgrounds to share the importance of learning about our environment and how to best protect it.”
Gard, daughter of Mikel and Katherine Gard, of Summerville, will attend Clemson University to study biosystems engineering. She plans to work with Darling Ingredients, a company that uses biological waste to produce sustainable products such as food, animal feed, fertilizer and low-emission biofuels.
Gard served as president of the Cane Bay FFA chapter and was nominated as a CTE Presidential Scholar for South Carolina.
“If I could change one thing in the world, it would be the amount of food waste in our landfills,” Gard said. “From within our homes, food waste often ends up in landfills where the waste rots and produces methane, a harmful greenhouse gas that traps heat within our atmosphere, accelerating global warming. I hope to one day change the materials and substances we use every day to improve environmental sustainability.”
The Berkeley Soil and Water Conservation District scholarships are awarded to Berkeley County residents who plan to attend an accredited college or university within South Carolina.