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 Folly Beach, 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 Folly Beach natives, we're proud to serve the Lowcountry and all of South Carolina with trusted mortgage brokerage services.
Unlike some mortgage companies in Folly Beach, 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 Folly Beach, 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 Folly Beach, 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 Folly Beach, 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 Folly Beach, 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.
FOLLY BEACH, S.C. (WCSC) - The City of Folly Beach is considering upgrading its stormwater infrastructure along Center Street, which is nearly 80 years old.Folly Beach City Council will meet on Tuesday night and vote on whether they should award $7.4 million to a construction company to make the improvements.City officials say that the $7.4 million comes from a grant they received from the South Carolina Infrastructure Investment Program which is through the South Carolina Rural Infrastructure Authority.Plans would inclu...
FOLLY BEACH, S.C. (WCSC) - The City of Folly Beach is considering upgrading its stormwater infrastructure along Center Street, which is nearly 80 years old.
Folly Beach City Council will meet on Tuesday night and vote on whether they should award $7.4 million to a construction company to make the improvements.
City officials say that the $7.4 million comes from a grant they received from the South Carolina Infrastructure Investment Program which is through the South Carolina Rural Infrastructure Authority.
Plans would include replacing all of the existing stormwater pipes, drains and curb inlets along Center Street, from the Folly River to Arctic Avenue, to improve water flow and reduce flooding.
“Some of our biggest challenges are during of course hurricane season and named storms, but we also have flooding and backups all the way through the intersection, sometimes even up past this building,” Director of Public Works, Eric Lutz says. “Problematic areas during rain bombs in the middle of the summer or off times of the year while there is a high tide. Things get backed up and the current system can’t handle that kind of water, so it backs all the way up, wipes out the intersection down here and is kind of hazardous.”
Lutz says about half a million dollars of the grant would also go towards replacing aging water mains islandwide, which are lines that carry safe drinking water to homes and businesses.
Another part of this project Lutz says is adding green infrastructure along the sidewalks and curb inlets, including rain gardens and previous concrete. These additions would help reduce the amount of water entering the system and improve water quality.
Folly Beach City Councilmember and resident Chris Bizzell says that this project is a crucial first step in making Folly more resilient.
“I mean we definitely get some flooding on Center Street, especially during high storm events and it trickles back into the neighborhoods, you’ll have some ponding and that type of thing. So, this project should alleviate a lot of that,” Bizzell says.
If approved by the city council, Lutz says they expect a contractor to break ground on this project in May, just as tourist season begins. He says the project would have an impact on Center Street for this tourist season and the next.
Lutz says people could expect portions of the street to be closed along with some detours, but they would try to keep disruptions at a minimum.
He says that the project would have to be completed by the end of May 2026.
Folly Beach City Council will meet on Tuesday at 7 p.m. to vote on this project.
Copyright 2025 WCSC. All rights reserved.
FOLLY BEACH, S.C. (WCSC) - Construction for the Folly Beach Stormwater Infrastructure Improvements Project is set to begin in a few weeks.There were two community meetings to address the future construction plans of the project on Wednesday night, presenting the plans.In the presentation, both the Weston & Samson Engineers and the Gulf Stream Construction team on this project broke down what community members could expect from the end of April. This is when they’ll start construction, until May 2026 or so when they wr...
FOLLY BEACH, S.C. (WCSC) - Construction for the Folly Beach Stormwater Infrastructure Improvements Project is set to begin in a few weeks.
There were two community meetings to address the future construction plans of the project on Wednesday night, presenting the plans.
In the presentation, both the Weston & Samson Engineers and the Gulf Stream Construction team on this project broke down what community members could expect from the end of April. This is when they’ll start construction, until May 2026 or so when they wrap up final touches.
Below is the official expected timeline:
A lot of the questions from community members stemmed from concerns in terms of how this would impact their busiest season in the coming months.
“It might be a little bit of pain for a while, but for the most part, I think everybody will adjust. They’ll grumble a little, but other than that, it’ll be fine. These guys clearly know what they’re doing and clearly have worked on some major projects. Yeah. So, I’m not worried about it at all,” community member Kim Jaeger said.
In the presentation, they also took a look at what to expect during construction, like shifting lanes, losing some parking and taking away the palmetto trees, however, that is all temporary.
In fact, you can expect 39 more parking spots on the island and more trees after construction is over.
“We’re going to have a bonus of extra parking spots by the end of this project. So there’s a lot more pros than cons. It’s nice to have rain gardens, it’ll be a nice infrastructure, and it’ll improve Folly,” Jaeger said.
Another factor to consider in the midst of construction was also hurricane season coming up, however, both Jaeger and the project’s team said they would make do.
“We just know when it shows up, it shows up. You can’t do anything about it other than stay in that. So, I know that we, in general, will all end up at the same bag supply place, helping each other fill their bags, putting them in front of the businesses. So, in the end, it is what it is,” Jaeger said.
The Weston & Samson Engineers Project Manager, Chris Pyman, who’s on the project’s engineering team, said they know the timing isn’t ideal. However, since funding comes from a grant with the South Carolina Infrastructure Investment Program, there’s a reason for it.
“There are time constraints on the grant funding, and that’s why it has to start as soon as possible so that it can be completed by that June 2026 time frame,” Pyman said.
If bad weather comes through, the current drainage system will still work, even as new pipes are being installed.
During construction, they will break the project into a few different parts so they’re not taking up multiple streets at a time and will not hit Center Street until after Labor Day.
“You can’t force a timeline. There’s a lot of different variables involved. Permitting being one of the biggest question marks that you have to factor into your schedule on your timeline when you’re designing a project of this scale,” Pyman said.
The project’s team said they plan on uploading all of their presentation and other information on the City of Folly Beach website under the stormwater management page.
Gulf Stream Construction said they will also send out a two-week look-ahead schedule for the community as they go through this process.
Copyright 2025 WCSC. All rights reserved.
Discover Charleston-area favorites and lesser-known oceanfront communities.The South Carolina coast is full of laid-back beach towns with wide stretches of sand, palm-lined bike paths, quaint boardwalks, and restaurants cooking up fresh-caught Lowcountry fare. I’ve spent much of my life frequenting the Palmetto State’s beach towns—visiting Kiawah Island every year and even living in Charleston for a period. Using my own experience and the expertise of a few locals, we narrowed down the list to the 10 best beach towns...
Discover Charleston-area favorites and lesser-known oceanfront communities.
The South Carolina coast is full of laid-back beach towns with wide stretches of sand, palm-lined bike paths, quaint boardwalks, and restaurants cooking up fresh-caught Lowcountry fare. I’ve spent much of my life frequenting the Palmetto State’s beach towns—visiting Kiawah Island every year and even living in Charleston for a period. Using my own experience and the expertise of a few locals, we narrowed down the list to the 10 best beach towns in South Carolina. See if your favorite made the cut below.
I’ve spent countless days on Isle of Palms, a small barrier island about 15 miles from downtown Charleston. It's one of the more family-friendly beach destinations in the area, and many visitors opt to stay at Wild Dunes Resort or rent a roomy oceanfront home. No matter where you are on the island, though, its leisurely pace, wide beach, and classic small-town vibes will entice visitors of all ages. One of my favorite things to do on “IOP,” as the locals call it, is to grab dinner at Islander 71 and watch the boats come in and out of the marina. I’d also recommend checking out the live music schedule at The Windjammer—or picking up a frosé (frozen rosé) to-go from The Co-Op.
In South Carolina, a beach town should evoke a nostalgic mix of humidity, salt water, and the distinctly earthy smell of pluff mud emanating from the salt marshes. Kiawah Island meets all of these criteria—and then some. A majority of the island functions as a gated private community, accessible only to residents, their guests, and those with reservations. However, there are a couple of areas open to the public if you want to do a day trip, namely Kiawah Beachwalker Park and the shopping center Freshfields Village. At the latter, you can load up on all your vacation essentials: groceries, beach reads, bathing suits, and more.
Myrtle Beach may technically be a city, but it has all of the trappings of your classic beach town. There’s a bustling boardwalk, golf courses, go-karts, souvenir shopping, and, of course, a number of public beaches. “I’ve always been drawn to the nostalgia that you can find on Myrtle Beach,” says Betsy Fuller, owner of A Maker’s Post, a gift shop on Sullivan's Island. “One of my favorite movies, 'Shag,' is set there, and whenever I watch it, I daydream about going back to visit the beach town in the 1950s.”
While it might be synonymous with spring break crowds and families on summer vacation, this is a destination that always delivers beach fun—whether you’re hoping to spend the day by the water or keeping your schedule full from sunup to sundown.
25 Best Things to Do in Myrtle Beach, South Carolina
Relaxation is paramount when you’re visiting Pawleys Island, a barrier island beach town located between Myrtle Beach and Charleston. This is the type of place where time slows down, you’re encouraged to log off and enjoy the natural splendor of South Carolina’s coast. Spend your days crabbing, surfing (if the waves permit), fishing, golfing, or dining on classic Lowcountry staples like okra soup or shrimp and grits; just don’t forget to save time for the art of doing absolutely nothing. For a particularly romantic getaway, book a room at The Pelican Inn, an eight-bedroom bed-and-breakfast with a charming wraparound porch.
"As someone who lives 10 minutes from Folly Beach, I certainly feel like I'm on vacation where I live,” says Katie Hirsch, the former director and chief curator of the Halsey Institute of Contemporary Art. One of the closest beach towns to Charleston, it’s a great option for a day trip if you’re visiting the Holy City; just be sure to arrive on the earlier side if you want to beat the crowds and have an easier time parking. Plus, “if you're an early riser,” says Hirsch, you might want to “try finding shark teeth during a morning beach walk.” She also recommends grabbing some food at local favorite Jack of Cups Saloon for “unexpected bites inspired by Asian cuisine.”
"Hilton Head Island is one of the best places to escape to if you want to be near a beach town but want a different environment from Charleston,” explains Hirsch. “It has modern touches but still keeps its Southern charm, appealing to both tourists and locals alike.”
The historic island is known for its golf courses and bike trails, but offers a wide variety of things to do. Gullah heritage tours, boat rides, paddleboarding, and birding are all itinerary contenders, and Hirsch also says the destination has “some of the best thrift stores.” If that’s up your alley, save an afternoon for exploring the goods at The Bargain Box, My Sister’s Closet, and The Church Mouse.
Sullivan’s Island continues to be a favorite South Carolina beach town—especially for Charlestonians. “The beach is very relaxed, and the marsh views are second to none,” says Fuller. “If you’re visiting, I’d recommend taking a long beach walk [and exiting] at Station 22.5, so you can head into ‘town,’ aka Middle Street, to do a little shopping.” This part of Sullivan’s Island is popular for its various eateries; there’s everything from Mexican and barbecue to burgers and seafood. Fuller recommends getting a table at High Thyme or The Obstinate Daughter, then grabbing a nightcap at Dunleavy’s Pub.
12 Best Beach Towns on the East Coast, According to Locals
The second-oldest city in South Carolina, Beaufort is often compared to Charleston; it’s historic, beautiful, and filled with oak trees and amazing architecture. Its proximity to the water is also a perk. Like Charleston, you’ll have to drive a bit out of the main hub to get to the beach. If you don’t mind parking your beach chair by Battery Creek, rather than the Atlantic Ocean, make your way to the Sands Beach on the southern end of Port Royal. The beach is free to the public, and there’s plenty to keep the whole family entertained, including a boardwalk, an observation tower, and shark-teeth-hunting opportunities. For a true oceanfront spot, you’ll need to drive half an hour to Hunting Island State Park, where five miles of beautiful beaches live alongside marshes, a saltwater lagoon, and maritime forests.
Murrells Inlet, or the “Seafood Capital of South Carolina,” makes this list for a few reasons. For starters, the historic fishing village has a feature known as MarshWalk. Spanning a half-mile along a natural saltwater estuary, the wooden boardwalk is home to several restaurants, including Bovine’s, Wahoo’s Fish House, and The Claw House. Head five minutes down the road and you'll arrive at the far-from-crowded Huntington Beach State Park, where you can find three miles of pristine sands to lie on. If you have some time, stop by Brookgreen Gardens, a 9,127 site that also includes a zoo and sculpture garden.
Located on Edisto Island, Edisto Beach isn’t your typical, buzzy beach town—and that’s the beauty of it. There are no stoplights, high rises, or chain restaurants on the island, and the town wholeheartedly embraces the magic of slow living. Visitors can explore the 4.5 miles of coastline, take a dip in the ocean, and search for shells, shark teeth, and other fossils that may wash up on shore. Biking, kayaking, and dolphin tours are also popular vacation activities. But if there’s absolutely one thing you can’t miss while visiting Edisto Beach, it's the glorious sunsets. Bring a blanket to Edisto Beach State Park, sit back, and enjoy the show.
The clear float of a Man-o-war jellyfish rests on the sand after it was left stranded high and dry by the high tide. (Photo: National Park Service/Nathaniel Pinson)0LOWCOUNTRY, S.C. (WCIV) — If you've been for a stroll along some Lowcountry beaches in recent weeks, you may have come across a few jellyfish washed up on shore. Most of the jellyfish you see in South Carolina are harmless, but some should be left alone.Officials with the Lowcountry's local beach communities want locals and visitors alike to know what t...
The clear float of a Man-o-war jellyfish rests on the sand after it was left stranded high and dry by the high tide. (Photo: National Park Service/Nathaniel Pinson)
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LOWCOUNTRY, S.C. (WCIV) — If you've been for a stroll along some Lowcountry beaches in recent weeks, you may have come across a few jellyfish washed up on shore. Most of the jellyfish you see in South Carolina are harmless, but some should be left alone.
Officials with the Lowcountry's local beach communities want locals and visitors alike to know what to look out for when heading out into the ocean.
The Charleston area starts to see a larger amount of Cannonball jellyfish in the spring, which are the most common jelly in South Carolina -and least venomous.
“Cannonballs are largely harmless to humans and they're a favorite food of leatherback sea turtles," Erin Weeks with the South Carolina Department of Natural Resources explained. "Typically, when cannonballs appear, we know leatherbacks are not far behind. Like other jellies, cannonballs are poor swimmers that follow where ocean currents push them; thus, they often wash ashore, especially after offshore storms.”
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Jellyfish glide through the currents and end up washing up on shore. Some are more notorious than others.
Portuguese man o’ wars look like jellyfish, but they are actually just a relative, are bit more complex, and can be more harmful.
“Portuguese man o' wars are less frequently seen in the warmer months but merit greater caution," Weeks said. "These animals are easily distinguished by a bright blue, inflated 'float' that rests on the surface of the water, and they should be avoided both on the beach and in the water. Man o' wars can trail long tentacles that cause a very painful sting.”
Man o' wars tend to drift through the Gulf Stream up to the waters off the coast of the Palmetto State.
To prevent getting stung, avoid touching washed up Man o’ wars, as they are still venomous. If you are stung seek medical help immediately.
For more information on jellyfish from the SCDNR, click here.
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Officials said reporting sightings of jellyfish help prevent stings. To report a jellyfish sighting contact the Folly Beach Fire Department at 843-588-2433 on Folly Beach, the Sullivan's Island Fire Department at 843-883-9944 on Sullivan's Island, or the Isle of Palms Fire Department at 843-886-4410 on Isle of Palms.