Your Path to Homeownership Starts Here - Expert Mortgage Assistance

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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:

No Additional Fees

No Additional Fees- Providing our client's services free of charge, using a mortgage broker like Mission One Mortgage can help you scout the best price on loans without a hefty price tag.

Access to 50 Lenders

Access to 50 Lenders- With access to a range of loans and interest rates available, Mission One Mortgage can shop for the best loans for your unique needs.

Accessible to Our Clients

Accessible to Our Clients- Providing a transparent and communicative service to all our clients, Mission One Mortgage ensures all phone calls are answered or returned in a timely manner.

Setting You Up for Success

Setting You Up for Success- Helping you prepare all your documents for pre-approval and the loan application, Mission One Mortgage will provide you with all the necessary information to secure the best loan.

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To understand the benefits of working with a mortgage broker, you must first understand their role in the home-buying process.

What Does a Mortgage Broker Do?

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.

Help with the Pre-Approval Process

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:

  • Two Years of W2 Forms
  • 30 Days of Pay Stubs from Employer
  • 60 Days of Bank Statements
  • A Valid Driver's License

Conventional Mortgages

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.

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FHA Loans

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.

USDA Loans

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.

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Refinances Folly Beach, SC

Veteran Mortgages

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.

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:

  • Do not become a co-signer on a loan with someone else.
  • Do not quit or change your job.
  • Do not apply for new credit cards, automobile loans, or any other lines of credit.
  • Do not use your credit card to pay for large purchases, like furniture for your new house.
  • Do not avoid payments on current lines of credit, loans, or utility bills.

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.

What Clients Say About Us

Mission One Mortgage: Turning Dreams into Reality, One Mortgage at a Time

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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.

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phone-number (843) 822-5685
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Latest News Near Me Folly Beach, SC

Folly Beach transforms into a food lover’s paradise for annual “Taste of Folly”

FOLLY BEACH, S.C. (WCSC) — Folly Beach was transformed for its annual “Savory Saturday” event for Taste of Folly, bringing food and fun to the community.“Get a nice sampling of what this town has to offer. You know, we’ve got a very collection of food all over every part of this town. So we would finally like to show off as well,” co-owner of Planet Follywood DJ Rich said.Over 80 vendors and local restaurants turned the streets of downtown Folly into a food lover’s paradise.&ldqu...

FOLLY BEACH, S.C. (WCSC) — Folly Beach was transformed for its annual “Savory Saturday” event for Taste of Folly, bringing food and fun to the community.

“Get a nice sampling of what this town has to offer. You know, we’ve got a very collection of food all over every part of this town. So we would finally like to show off as well,” co-owner of Planet Follywood DJ Rich said.

Over 80 vendors and local restaurants turned the streets of downtown Folly into a food lover’s paradise.

“Food is another way of bringing people close, and when you’re eating good food and talking to good people, just makes for a good experience,” Marquise Bowens, chef and James Island resident, said.

There was plenty of seafood, different cuisines and even bacon on a stick.

“Places offer discounts to feature things, and you get to sample all kinds of different options from different restaurants you wouldn’t normally have. So you really find out what your town has to offer, and you get to go back and check it out more, you know, throughout the year,” Rich said.

“I’m passionate about cooking, and it makes me happy that they love it,” China King, owner of Sweet but Not So Sweet Gourmet Brownies, said.

And Taste of Folly didn’t just offer food; there were plenty of art and clothing vendors, too.

“We just wanted to find ways to kind of boost the economy and help all of our hard-working businesses out here,” Kelly Travers, Folly Association of Business Event Coordinator, said.

And local businesses say events like this help during the off-season.

“Business is down, you know, in January. It’s just really a kind of a boring month after the holidays. So it’s always nice to get a little boost with these street festivals,” Rich said.

While business was flowing, kids got to make pasta and play pots and pans percussion, and live music kept the energy high all day. There was even a hot dog-eating competition.

“There’s all kinds of small businesses out here, food to taste, talent to show, and it’s just a really fun environment,” Emma Amman, chef juggler of Good Clean Fun, said.

Taste of Folly showed how food can bring the community together, making a positive impact all around.

“This is our livelihood. We do this 24/7,” King said.

“My neighbor set up next to me here has been my neighbor for over 30 years, too, and she’s an artist as well. So, it makes for a great day,” Kelly Cane Wood, owner of UTH Art, said.

The 11 Best Things To Do In Folly Beach, South Carolina

It's only 12 miles south of Charleston's historic homes and manicured window boxes, but the salty little town of Folly Beach ditches the Holy City's refinement in favor of an easygoing, barefoot sensibility that feels a bit more California than Carolina. Known to locals as the Edge of America, the super chill surf town is everything a beach town should be. Surf shops line the main drag; cover-ups count as appropriate lunch attire; and nobody takes themselves too seriously (they drop a pair of LED-lit flip-flops to celebrate New Year's Eve). ...

It's only 12 miles south of Charleston's historic homes and manicured window boxes, but the salty little town of Folly Beach ditches the Holy City's refinement in favor of an easygoing, barefoot sensibility that feels a bit more California than Carolina. Known to locals as the Edge of America, the super chill surf town is everything a beach town should be. Surf shops line the main drag; cover-ups count as appropriate lunch attire; and nobody takes themselves too seriously (they drop a pair of LED-lit flip-flops to celebrate New Year's Eve). Here's where to stay, eat, relax, and play in Folly Beach, South Carolina.

Where To Stay

For a feels-like-home experience coupled with the charm and convenience of a boutique hotel, book The Regatta Inn. Complimentary breakfast and happy hour are provided daily, plus a free shuttle to the beach. Its best amenity of all, though, is the view: a spectacular vantage of Folly River and the surrounding marshland.

, 64 West 9th Street Extension, Folly Beach, SC 29439

Every single room at Tides Folly Beach comes with an ocean view. Perched at the end of Center Street, the town's main thoroughfare, the hotel is steps from both the beach and an array of local shops and eateries. There's plenty on-site for a relaxing getaway, including a heated oceanfront pool, tiki bar and lounge, and a beach bar and grill.

, 1 Center Street, Folly Beach, SC 29439

Looking for a stay with a kitchen and living space that feels like a home away from home? For families looking to stretch out a bit more, there are a boatload of rentals to choose from: Opt for oceanfront properties that will sleep a crowd or cozy cottages with marsh and Folly River views. And for people who wouldn't dream of traveling without their four-legged companions, there are plenty of pet-friendly rentals too.

Where To Eat

You won't go hungry on this island. Fuel up for the day at Lost Dog Café, a local staple that serves coffee and all-day breakfast (so you can sleep in as long as you'd like). Don't miss their eggs Benedict, which they top with fried green tomatoes.

, 106 West Huron Avenue, Folly Beach, SC 29439

Fish tacos, Vietnamese-inspired lettuce wraps, and Cuban sandwiches all have a place on the colorful menu at Chico Feo, where the vibe is equally colorful. Its menu focuses on food from local farmers and fishermen. If you're in town for the wave riding, be sure to check out their website's Surf Report, complete with a live video stream.

, 122 East Ashley Avenue, Folly Beach, SC 29439

Don't let the easygoing atmosphere fool you: Rita's Seaside Grille is serious about its food and its cocktails. Order casual beach fare like burgers, sandwiches, tacos, and nachos, or opt for splurge-worthy entrees like steak, salmon, and seafood. Try one of the Signature Crushes, fruity sippers with flavored liquors that pack a punch.

, 2 Center Street, Folly Beach, SC 29439

End the night at Sand Dollar Social Club, a dive bar where you're invited to come as you are, so long as you're a member; membership costs $1, so bring your cash (you won't find a credit card machine here). Order from the bar, play pool or Ping-Pong, and take in the live music.

7 Center Street, Folly Beach, SC 29412

Though technically not on Folly (it's about two miles away), you'd be remiss to make a trip all this way without carving out time for a meal at Bowens Island Restaurant, a family-owned joint where the walls are graffitied, and the oysters are locally harvested. Start your meal with Southern favorites like pimiento cheese, fried green tomatoes, and boiled peanuts. Seafood platters are served with fries, hush puppies, and coleslaw.

, 1870 Bowens Island Road, Charleston, SC 29412

Where To Relax

The island's six miles of beachfront are its main attraction, and it'd be easy to while away a week with no plans beyond putting your toes in the sand. Spend a day shelling, sunning, surfing, or searching for shark teeth. The Folly Beach County Park has everything you need for a day at the beach: parking, restrooms, changing areas, a boardwalk, accessible ramps, a picnic area, and a snack bar.

Note that Folly Beach County Park has 225 parking spots, and it usually fills to capacity by 10:30 a.m. on the weekends and holidays. We advise getting there early, otherwise, you can park at the City of Folly Beach parking lots on West Ashley Avenue.

, 1100 West Ashley Avenue, Folly Beach, SC 29439

At the northern end of Folly Beach, the Morris Island Lighthouse provides a stunning backdrop from the shore. Get a closer look from the Lighthouse Inlet Heritage Preserve or via kayak. Several guided tours leave from Folly Beach to visit Morris Island for shelling, photography, and lighthouse history. The historic lighthouse is not open for viewing. How close you can get to the lighthouse depends on the tides.

, 1750 East Ashley Avenue, Folly Beach, SC 29439

Where To Play

Pack your fishing poles (or rent one) to test your fishing luck off the beloved Folly Beach Pier, which reopened in December 2022 after extensive renovations. If you're visiting in the summer, put on your dancing shoes—flip-flops count—and head back to the pier for one of the Moonlight Mixers, a music-filled family event held once monthly, May through September.

, 101 East Arctic Avenue, Folly Beach, SC 29439, 101 East Arctic Avenue, Folly Beach, SC 29439

For those looking to build an action-packed itinerary, there are plenty of activities that highlight the destination's natural beauty: Book a guided kayak tour with Charleston Outdoor Adventures, rent a stand-up paddleboard to explore the tidal creeks, or hop on a boat to discover uninhabited beachfront, where you can look for sharks' teeth and other fossils. You can also book a fishing charter or tour a Charleston oyster farm.

, 1871 Bowens Island Road, Charleston, SC 29412

Stop by McKevlin's Surf Shop, South Carolina's oldest surfing outfitter, to peruse their selection of gear. You can also rent a surf or body board from the shop if you don't have one of your own; first-timers should consult their recommended list of surf instructors for lessons before heading out. Once you've got it down, catch some of the area's best waves at The Washout, a favorite local surf spot, or take a seat on the beach and see how the local pros do it.

, 8 Center Street, Folly Beach, SC 29439

One of the best ways to explore the island is by bike, because most of the island is residential and has little to no traffic. Folly Beach Bike Rentals offers free bike delivery, as well as bikes and beach gear.

Folly Beach keeps holiday spirit alive with festive traditions and community events

FOLLY BEACH, S.C. (WCIV) — Christmas may have come and gone, but the holiday spirit is still alive in many places, including Folly Beach.“We’re with our two boys, so yes, it does feel like Christmas,” said Susan Elmendorf, who was visiting from the Midwest with her husband, Tom.Temperatures in the 70s drew people to the shoreline, though a lingering December chill remained.“The kids: it’s just pure joy,” said Suzi Raiford. “They have to be told to take their shoes and socks...

FOLLY BEACH, S.C. (WCIV) — Christmas may have come and gone, but the holiday spirit is still alive in many places, including Folly Beach.

“We’re with our two boys, so yes, it does feel like Christmas,” said Susan Elmendorf, who was visiting from the Midwest with her husband, Tom.

Temperatures in the 70s drew people to the shoreline, though a lingering December chill remained.

“The kids: it’s just pure joy,” said Suzi Raiford. “They have to be told to take their shoes and socks off and run into the ice-cold water.”

Modest crowds spent Friday playing games in the sand, while some families surfed throughout the day.

“It’s been amazing,” said Adam Daniels of the season so far. “Every day is a blessing, and this is a season where we’re all very aware of that.”

One of Folly Beach’s seasonal staples, the Tree of Love, continues to attract visitors from near and far – and helps keep the festive spirit going.

“This is totally Folly,” one beachgoer said. “It’s very eclectic, which is at the heart of Folly.”

Vanessa Trexler Oltmann, the caretaker of the tree, said the setting captures the community’s spirit.

“The tree. The beach. Folly,” Oltmann said. “Love is in the air.”

And while Christmas is over, celebrations are far from finished.

Fireworks and the annual Flip-Flop Drop are planned for Dec. 31. On New Year’s Day, a beach cleanup will be followed by a Bill Murray-themed polar plunge.

“It’s a beautiful season – so much love, so much kindness,” Oltmann said. “Folly’s beautiful year-round, but Christmas is a tradition we start embracing from Thanksgiving through the New Year and beyond.”

Folly Beach Flip Flop Drop draws crowds for New Year’s Eve celebration

CHARLESTON, S.C. (WCSC) — Folly Beach is preparing to ring in 2026 with its iconic Flip Flop Drop, drawing large crowds from across the nation and locals for the New Year’s Eve celebration.The city will welcome 2026 with New Year’s traditions starting with a fireworks show at 9 p.m. over the Atlantic, switching back to traditional fireworks after using drone lights last year. Center Street will close at 10 p.m. for the main event, when a giant pair of sparkly flip flops will descend from the sky at midnight.Th...

CHARLESTON, S.C. (WCSC) — Folly Beach is preparing to ring in 2026 with its iconic Flip Flop Drop, drawing large crowds from across the nation and locals for the New Year’s Eve celebration.

The city will welcome 2026 with New Year’s traditions starting with a fireworks show at 9 p.m. over the Atlantic, switching back to traditional fireworks after using drone lights last year. Center Street will close at 10 p.m. for the main event, when a giant pair of sparkly flip flops will descend from the sky at midnight.

The tradition is turning 15 years old and has become a trademark of the city known nationwide. Visitors say the fellowship at Folly Beach offers the perfect blend of party ambiance while remaining family-friendly.

“It’s definitely just nice not having like the too large of crowd in Times Square, you know, where you probably can’t even see the ball drop, so to say, where you know you’re anywhere over here, you’re going to be able to see. You’re going to get to be able to be a part of it. So I think that’s a pretty cool and unique sort of thing,” Joe Hilliker, a Folly Beach visitor, said.

Some celebrants are experiencing their first Flip Flop Drop, while others returned after last year’s event. Alexa Castillo and Tori Carter, Folly Beach partygoers, said they chose the location because they had heard good things about the Flip Flop Drop and love Folly Beach.

“Everyone is so friendly and welcoming, and we’ve met so many people just walking around…it’s about the community,” Castillo and Carter said.

Michele and Justin Sohl traveled from Chicago after discovering the event online while returning on a family trip, mentioning that the event was the first to pop up in their search bar.

“We were on our way back up from Jacksonville, going back to Chicago, and we’re looking for something awesome to do for New Year’s Eve, and the first thing that popped up was Folly Beach...I thought it was amazing. We can do it with the kids. We’re excited. We just jumped on Airbnb to see if we could find something. Found something down the street and booked something on the beach,” the Sohls said.

The Folly Beach celebration offers its take on the traditional ball drop with food, drinks and flip flops.

Festivities will continue into New Year’s Day with a costume contest at 11 a.m., followed by a polar plunge at noon. Visitors are encouraged to arrive early and celebrate responsibly.

Move over, Times Square. This Folly Beach restaurant will ring in 2026 by dropping a giant meatball.

FOLLY BEACH — A pizza restaurant on this barrier island will continue its quirky New Year’s Eve celebration with a ball drop — a meatball, that is.Woody’s Pizza has rung in the new year the same way for more than two decades.Just before midnight on the final night of the year, a crowd gathers around the restaurant on Center Street. As the city of Folly Beach hosts its annual Flip Flop Drop just down the road on Dec. 31, a giant meatball with fiery sparklers stuck into it is simultaneously lifted high int...

FOLLY BEACH — A pizza restaurant on this barrier island will continue its quirky New Year’s Eve celebration with a ball drop — a meatball, that is.

Woody’s Pizza has rung in the new year the same way for more than two decades.

Just before midnight on the final night of the year, a crowd gathers around the restaurant on Center Street. As the city of Folly Beach hosts its annual Flip Flop Drop just down the road on Dec. 31, a giant meatball with fiery sparklers stuck into it is simultaneously lifted high into the sky.

The countdown begins, and the dazzling meatball is then lowered, reaching the crowd as the year officially ends. The meatball typically meets an energetic crowd, with a few brave souls daring to take a bite out of the giant meatball.

But this year the tradition will look a little different. This year’s drop will feature a faux meatball, sculpted by Woody’s Pizza’s kitchen manager.

The tradition is beloved on the island, one that’s taken place in some form or fashion for roughly two decades, Woody’s Pizza owner Matt Gardner said. Gardner took over ownership of the pizza restaurant at the start of the year, taking the reins from previous owner Todd Webb.

Some years, the drop took place at the bar with a regular-sized meatball. Over the years, the drop grew into the offbeat event it is today.

“It just became over the years, bigger and bigger into what it is now,” Gardner said. “It's just a goofy thing that they like to do and people have really grown to enjoy watching it.”

The latest sculpture, though meatless, will be lit up and lowered onto the roof of the building instead of onto the sidewalk, Gardner said.

The changes come after last year’s drop was nearly shut down at the eleventh hour due to lack of permits. But this year, Gardner appeared before the city’s Special Events Committee to ensure the event could take place.

“Now that I'm taking it over, I said we'll do it the right way. We'll get a permit and make sure everybody's on board,” Gardner said.

Both the committee and Folly Beach City Council agreed to unanimously give Gardner the all-clear to host the meatball drop, on the condition that the restaurant hire additional security guards for crowd control.

“The committee is very pleased that the new owners are working with the City to ensure a safe and enjoyable event for all,” the committee wrote in a memo to city council in December.

The meatball drop will take place at Woody’s Pizza at 39 Center St. on Folly Beach just before midnight.

The island offers several other ways to celebrate the new year — Folly Beach style.

In addition to the meatball drop, Pier 101 Restaurant and Bar is hosting a beachfront fireworks show at 9 p.m. on New Year’s Eve.

The city’s annual Flip Flop Drop is another “funky Folly” tradition on the island that will feature a D.J. Center Street will shut down at 10 p.m. on Dec. 31 for the ceremonial lowering of the sparkling sandals.

And on Jan. 1, hundreds of people will dash into the chilly waters on Folly Beach for a polar plunge and Bill Murray lookalike contest at the Tides Hotel.

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