VA loan in Mount Pleasant, SC

VA loans were established prior to the end of World War II and have since assisted numerous veterans, service members, and military families in fulfilling their dream of owning their a home. In recent times, the program has become increasingly significant, with VA loan volume skyrocketing and offering substantial financial advantages that enable countless veterans to purchase homes, thereby making homeownership a possibility for those who may not have qualified otherwise.

If you sacrificed comfort and security to help protect our great nation, Mission One Mortgage thanks you for your service. We believe that there's no greater honor than to serve those who have served our country. We're not afraid to go above and beyond for our veterans because that's exactly what they did for us.

What is a VA Loan in Mount Pleasant, SC?

A VA loan is a mortgage option that is backed by the government and available to Veterans, service members, and surviving spouses. It is offered by private lenders such as banks and mortgage companies and not directly by the Department of Veterans Affairs.

VA home loans come with competitive interest rates and terms and can be used to purchase a variety of properties, including:

  • Single-Family Homes
  • Condominiums
  • Multi-Unit Properties
  • Manufactured Homes
  • New Construction Homes

One of the great benefits of VA loans is that eligible Veterans can buy a home with no down payment, no mortgage insurance, lenient credit requirements, and the lowest average fixed rates in the market.

Va Mortgages Mount Pleasant, SC

This program was created by the federal government to make it easier for those who have served our country to become homeowners, and it is widely considered the strongest benefit program available for this purpose.

What are the Biggest Benefits of Having a VA Loan in Mount Pleasant, SC?

At Mission One Mortgage, we work with many Veterans who know that VA loans exist but don't quite understand the full range of benefits they provide. If that sounds familiar, keep reading. This section was written especially for you.

01

Benefit:

No Down Payment Needed

One of the standout benefits of the VA Loan program is that qualified borrowers can purchase a home without having to make a down payment up to the conforming loan limit of their county. This is a significant advantage over conventional and FHA loans, which typically require minimum down payments of 5 percent and 3.5 percent, respectively.

For example, on a $400,000 mortgage, a conventional loan would require a $20,000 down payment, while an FHA loan would require $14,000. Saving up that kind of cash can take service members and veterans years, but with the VA Loan, they can pursue homeownership without having to scrape and stockpile for years on end.

03

Benefit:

Less Strict Credit Requirements

It's important for military buyers to stay informed about credit score requirements when considering home financing options. Although credit score requirements have eased up a bit, it's still necessary to meet certain benchmarks set by conventional and FHA lenders. However, even meeting these benchmarks can be a challenge for many buyers.

Most VA lenders require a credit score of at least 620, which falls in FICO's "Fair" credit score range. Borrowers will typically need to meet a higher threshold for conventional mortgages, particularly if they want to secure a low-interest rate. It's worth checking out VA Loan rates to learn more about financing options.

Despite common misconceptions, military buyers don't need a perfect credit score to obtain financing. While a higher credit score can certainly help, it's important to remember that VA loans in Mount Pleasant, SC are designed to help military members and veterans access affordable housing.

05

Benefit:

Help with Closing Costs

Closing costs are an inevitable part of the home-buying process, no matter what type of mortgage product you choose. However, if you're a veteran, you may be pleased to know that the VA places limits on the fees and costs you're required to pay at the time of closing. Additionally, homebuyers have the option to ask sellers to cover all loan-related closing costs, as well as up to 4 percent of the purchase price for other expenses like prepaid taxes, insurance, and collections.

02

Benefit:

No Need for Private Mortgage Insurance

Coming up with a down payment can be challenging for both conventional and FHA homebuyers. In addition, they are required to pay for mortgage insurance unless they can make a sizable down payment, usually 20% of the purchase price. For instance, on a $400,000 mortgage, this would be a staggering $80,000 in cash.

FHA loans carry an upfront mortgage insurance premium and annual mortgage insurance. The latter now lasts for the life of the loan. On the other hand, conventional homebuyers will pay this monthly cost until they have built up enough equity, which can take several years.

Fortunately, VA loans do not require any mortgage insurance. However, there is a mandatory funding fee that goes directly to the Department of Veterans Affairs. Borrowers with a service-connected disability are exempt from paying this fee, which helps keep the program going for future generations.

04

Benefit:

Bankruptcy and Foreclosure

If you've experienced a financial setback such as a foreclosure, short sale, or bankruptcy, you may be worried about your chances of securing a VA home loan. However, don't lose hope just yet. With VA loans, it's still possible to be eligible for a home loan just two years after a foreclosure, short sale, or bankruptcy. In some cases, veterans who file for Chapter 13 bankruptcy protection can be eligible for a VA loan just a year after the filing date.

It's worth noting that the waiting periods for conventional or FHA financing can be significantly longer than those for VA loans. Additionally, even if you've lost a VA-backed mortgage to foreclosure, you may still be eligible for another VA loan.

So, if you're a veteran who's experienced a financial setback but still dreams of owning a home, don't give up hope. Explore your options and see if a VA loan with Mission One Mortgage could be the solution you need.

06

Benefit:

DTI Ratio Flexibility

It's important to keep in mind that VA lenders typically prefer borrowers to spend no more than 41 percent of their gross monthly income on major debts, such as mortgage payments or student loans. However, it's possible to get a VA home loan even if you have a higher DTI ratio. Some lenders may offer up to 55 percent or more depending on your credit score and ability to meet additional income requirements. This can give homebuyers more flexibility and greater purchasing power when it comes to finding their dream home.

Remember - if you have any questions about the benefits you just read about - like what credit score Mission One Mortgage requires for a VA loan - contact our office today. It would be our pleasure to help you navigate the VA loan process, one step at a time.

How to Determine Your VA Loan Eligibility

One of the most common questions we get at Mission One Mortgage revolves around VA loan eligibility. Who is actually eligible for this type of loan? What are the requirements for getting a VA loan? If you meet the following requirements, chances are you'll be eligible for a VA loan.

  • If you have completed 90 days of service during wartime or 181 days of service during peacetime, you may qualify as an active-duty military member or veteran.
  • If you have served in the National Guard or Reserve for a minimum of six years, or have completed 90 days of active duty under Title 32 orders, with at least 30 of them being consecutive, you may be eligible for a VA loan in Mount Pleasant, SC.
  • If your spouse was a service member who passed away while on active duty or due to a service-connected disability, and you haven't remarried, you may be eligible for a VA loan. In some cases, surviving spouses who remarried after the age of 57 and after Dec. 16, 2003, may also be eligible. Spouses of prisoners of war or service members missing in action may also be eligible for VA loans, as well.
  • You meet the necessary requirements for credit and income to be eligible for a VA loan. It's important to note that while the VA doesn't set a minimum credit score for VA loans, individual lenders may have their own standards. In addition to credit, your lender will also evaluate your income and debts to assess your ability to repay the mortgage.
  • The property you're interested in purchasing complies with the necessary safety standards and building codes. It's also worth mentioning that in most cases, the borrower is required to make the residence their primary home within 60 days of purchase. However, there are certain circumstances in which this timeline can be extended up to 12 months.
HomeReady Mortgages Mount Pleasant, SC

Follow These 5 Steps to Begin the VA Home Loan Process

Curious what the general steps are for purchasing a home with a VA loan? You're not alone. Keep reading to get a feel for what you have to do to enjoy the wonderful benefits of homeownership.

Home Ready Mortgages Mount Pleasant, SC

When applying for a VA home loan benefit, the Certificate of Eligibility (COE) is an important document that verifies your eligibility to your lender. If you have already used your VA loan benefit in the past, a current COE can help you determine how much remaining entitlement you have. Additionally, it can ensure that your entitlement has been restored for previous VA-backed loans that were paid in full.

After you've applied for your COE, it's a good idea to examine your finances. We're talking about items such as income, expenses, credit profile, and your monthly budget. That way, you know for sure that you're ready to purchase a home.

As a veteran, you have the choice of going through a bank, credit union, or a private VA mortgage company like Mission One Mortgage. Most lenders will have different loan interest rates and fees, so it's important to shop around. Remember - Mission One specializes in VA loans in Mount Pleasant, SC. Other lenders, such as large corporations and banks, often can't match the expertise and attention to detail that Mission One provides to veterans.

During this phase, it's a good idea to meet with a range of real estate professionals. Try to choose an agent who has experience processing and overseeing VA loans. Once you select an agent, you can bring your lender's pre-approval letter to their office and begin shopping.

This is the best part of the VA loan process, other than getting the keys to your new home. When looking for a house, remember to look at homes within your price range and budget. Lean on your real estate agent, friends, and family for help in your search.

A Word of Advice from Mission One Mortgage

If you're thinking about buying a home, it's important to weigh the pros and cons of homeownership. While renting can provide flexibility and less responsibility for maintenance, it comes with the risk of rent increases, potential property sales, and uncertainty about security deposit refunds.

On the other hand, owning a home can offer relatively stable mortgage payments and an opportunity to build long-term wealth for you and your family. Before making a decision, it's crucial to determine your priorities, such as your monthly budget for mortgage payments and other expenses like transportation and childcare. Ultimately, only you can determine what's best for your housing and financial needs.

What Clients Say About Us

The Key to Homeownership Starts with a VA Loan in Mount Pleasant, SC

At Mission One Mortgage, we take immense pride in simplifying the mortgage process and ensuring that our clients experience minimal stress. We understand that navigating the world of mortgages can be daunting, which is why we are committed to making it as smooth as possible.

By choosing to work with us, you're not just getting a mortgage broker - you're selecting a partner who is devoted to your financial well-being and dedicated to helping you achieve your dream of homeownership. By working together, we can work through the VA loan process one step at a time.

That rings true for all of our clients, but especially the U.S. Veterans we serve. In fact, we specialize in VA mortgages and are proud to offer them to US Veterans, those on Active Duty, and their spouses. VA Loans are one of the best mortgages available, offering no down payment requirements, no PMI, and some of the most favorable rates and terms.

If you're ready to take the next big step in your life and provide stability for your family with a place to call home, contact our office today. You're closer to the dream of home ownership than you might think.

Want to know more?

Call Us Now! (843)822-5685

Latest News Near Me Mount Pleasant, SC

Pillar of Beauty: Ravenel Bridge Spans 20 Years Of Travel

One of the most iconic images in Charleston, if not the entire Lowcountry, the Ravenel Bridge has been featured in movies, television shows, magazines, books, a record album cover, countless photographs and even a video game.None of that should be surprising. The majestic structure complements the beauty of the rivers and saltwater marshes, affording a view unlike any other. It’s more than just a way to get from one side to the other; it’s a destination in itself.The Ravenel Bridge, which turned 20 this year, replac...

One of the most iconic images in Charleston, if not the entire Lowcountry, the Ravenel Bridge has been featured in movies, television shows, magazines, books, a record album cover, countless photographs and even a video game.

None of that should be surprising. The majestic structure complements the beauty of the rivers and saltwater marshes, affording a view unlike any other. It’s more than just a way to get from one side to the other; it’s a destination in itself.

The Ravenel Bridge, which turned 20 this year, replaced two aging bridges: the John P. Grace (or the “old Cooper River Bridge”), built in 1929, and the Silas M. Pearman (aka the “new bridge”), built in 1969. Both of those bridges were also icons – the Grace for providing a death-defying (some say thrilling) driving experience and the Pearman for offering a reversible lane whenever needed. But when driving on either, the goal was to get over them as quickly and safely as possible. The experience is forever etched into the memory of anyone who crossed the twin bridges – and still causes some to quake.

When the Ravenel Bridge was completed in 2005, the entire bridge, including the traffic lanes, was open to pedestrians for two days before automobiles were permitted to cross. That gave people a unique opportunity to enjoy the view without the distraction of vehicular traffic, and for many, to confront the fears that still lingered from crossing the two previous bridges. Now, with traffic whizzing by just feet away, pedestrians and bicyclists flock to the special lane on the bridge, made just for them, to enjoy a bird’s-eye view of the harbor. Even commuters can’t help but take a quick glimpse at the breathtaking panorama.

The older bridges shared the limelight in their day, but safety had become an issue on the antiquated and rusting duo. However, there was another consideration in erecting the Ravenel Bridge. With the shipping industry propelling much of the area’s economy and container ships becoming larger, a new bridge had become a necessity. Mega freighters needed to be able to pass underneath on their way to and from the port terminals, but that wasn’t possible with the lower height of the earlier structures. The roadbed of the Ravenel soars 186 feet above the river, providing vessels with safe clearance.

In the 1990s, a new Cooper River bridge was one of a handful of major infrastructure priorities across the state. As is often the case, funding presented a challenge. The State Infrastructure Bank was created to finance the statewide projects, but communities were required to pay a share of those being considered. Residents opposed both a toll and an increase in sales tax to provide the money. Ultimately, Arthur Ravenel Jr., the state senator representing Mount Pleasant at the time (and eventual namesake of the bridge) helped to forge local, state and federal partnerships and bridge the chasm that usually defines politics.

By Mary Coy

Archbishop Stephen Wood retires from St. Andrews amid allegations of misconduct

MOUNT PLEASANT, S.C. (WCIV) — Stephen Wood, the archbishop of the Anglican Church in North America, has retired as rector of St. Andrews in Mount Pleasant amid allegations of sexual harassment, bullying, and plagiarism, the church announced Wednesday.Wood, 62, and a married father of four, denies the allegations levied at him.The Washington Post published a report in October making public the allegations Wood is facing.He [Wood] and Jackie had discerned and reached clarity about this decision in late summe...

MOUNT PLEASANT, S.C. (WCIV) — Stephen Wood, the archbishop of the Anglican Church in North America, has retired as rector of St. Andrews in Mount Pleasant amid allegations of sexual harassment, bullying, and plagiarism, the church announced Wednesday.

Wood, 62, and a married father of four, denies the allegations levied at him.

The Washington Post published a report in October making public the allegations Wood is facing.

He [Wood] and Jackie had discerned and reached clarity about this decision in late summer, and planned to make this announcement to the church the week that the Washington Post story broke," Priest-in-Charge Randy Forrester said in a video posted to social media.

"This is a significant change for St. Andrews and for the Wood family," Forrester explained. "We want to give it the weight and honor it deserves, with gratitude for the ways that Steve and Jackie served and led us well over many years."

Wood took a leave of absence from the church on Monday while he awaits the outcome of a church disciplinary process triggered by a formal complaint.

The complaint accuses Wood of attempting to kiss a former children's ministry director, plagiarizing sermons from other priests, and bullying and disparaging church staffers before he became archbishop.

In a statement, Wood said “I do not believe these complaints have merit. I trust the process outlined in our canons to bring clarity and truth in these matters.”

In accordance with canon law, when a complaint is validated as a presentment, Dean of the Province Bishop Ray Sutton convenes a Board of Inquiry to investigate the accusations in the presentment and works to determine if there are reasonable grounds to hold an ecclesiastical trial, church staff explained.

BACKGROUND | "Archbishop Stephen Wood takes leave while facing misconduct claims"

Editor's Note: The Associated Press contributed to this report.

Second sexual harassment complaint comes out against Mount Pleasant Anglican archbishop

MOUNT PLEASANT – The Rev. Stephen Wood, who serves as archbishop of the Anglican Church of North America from a ministry in town, is facing a second sexual harassment complaint several weeks after reports surfaced of the first allegation.The new complaint, submitted anonymously to the church Nov. 6 by “Jane Doe 1,” accuses Wood of misconduct and sexual harassment, alleging that he pressured her to drink alcohol alone with him despite her expressing discomfort, The Washington Post reported.The statement does no...

MOUNT PLEASANT – The Rev. Stephen Wood, who serves as archbishop of the Anglican Church of North America from a ministry in town, is facing a second sexual harassment complaint several weeks after reports surfaced of the first allegation.

The new complaint, submitted anonymously to the church Nov. 6 by “Jane Doe 1,” accuses Wood of misconduct and sexual harassment, alleging that he pressured her to drink alcohol alone with him despite her expressing discomfort, The Washington Post reported.

The statement does not identify the location or time period when the alleged actions occurred, the newspaper reported.

Wood is on voluntary paid leave of absence as archbishop and bishop of the Diocese of the Carolinas until proceedings against him reach a conclusion, the church announced Nov. 3.

Bishop Ray Sutton will assume the archbishop responsibilities in the interim and the Rt. Rev. Terrell Glenn is the acting bishop.

Wood also announced his retirement as rector of St. Andrew’s Church in Mount Pleasant where he has served for 25 years. In a video posted on Facebook, Randy Forrester, who is now leading the congregation as priest-in-charge, said Wood had made plans to retire prior to the allegations surfacing.

Forrester said the church is experiencing a significant change and transition.

“This is painful for everyone involved,” he said. “It is painful for our church family.”

The first public accusation against Wood came from a former church ministry director at St. Andrew’s, The Washington Post first reported Oct. 23. The allegations come from Wood’s time as the leader of the church before his election in June 2024 as the Archbishop of the Province of the Anglican Church in North America.

The former church staff member accused Wood of touching the back of her head and trying to kiss her in his office in April 2024, according to The Washington Post. The woman reportedly told The Post that Wood also presented her with thousands of dollars in unexpected payments from church funds before the alleged advance. In addition, priests complained that Wood bullied church staff members, the newspaper reported.

“I do not believe these complaints have merit,” Wood said in a statement regarding the first allegation, The Post and Courier reported. “I trust the process outlined in our canons to bring clarity and truth in these matters.”

An inquiry board is being formed to evaluate and investigate the allegations brought against Wood, a Nov. 3 letter from the Anglican Church of North America said.

Wood was a longstanding leader of St. Andrew’s Church. In 2000, he became the rector of the church, then part of the Episcopal Church’s Diocese of South Carolina. He was among a group of three conservative candidates vying to become bishop of the diocese, and the most vocal in his disagreement with the liberal trajectory of the Episcopal Church.

Soon after the Very Rev. Mark Lawrence won that election in 2006, Wood disaffiliated St. Andrew’s from the Episcopal Church and aligned with ACNA, leading the newly formed Anglican Diocese of the Carolinas. He was elected as the diocese’s first bishop in 2012.

ELECTION RESULTS: Voters cast ballots in South Carolina local elections

CHARLESTON, S.C. (WCSC) - Polls closed at 7 p.m. Tuesday across South Carolina in local races that state election officials say have a direct impact on the day-to-day lives of people in the Lowcountry.Charleston County election leaders expect voter turnout to hover around 20 percent this year, with only municipal races on the ballot and no statewide or federal contests. Charleston County Board of Elections Executive Director Isaac Cramer said even though these races don’t attract the same attention as presidential elections, the...

CHARLESTON, S.C. (WCSC) - Polls closed at 7 p.m. Tuesday across South Carolina in local races that state election officials say have a direct impact on the day-to-day lives of people in the Lowcountry.

Charleston County election leaders expect voter turnout to hover around 20 percent this year, with only municipal races on the ballot and no statewide or federal contests. Charleston County Board of Elections Executive Director Isaac Cramer said even though these races don’t attract the same attention as presidential elections, they are still critical.

“Municipal elections just don’t have the same level of engagement,” Cramer said. “Although it’s not national headlines, they are local issues that affect each one of us in our day-to-day lives. Our goal is just to let people know that there’s an election, there’s time to do your research, look up the candidates, but know that today’s election does impact your day-to-day life.”

Cramer said the ballots across the county vary by city and district, with many positions up for grabs.

“Across Charleston County, we have many municipalities voting for mayor, for council, we have CPW, which is Commissioner for Public Works, we have watershed commissioners,” Cramer said. “So we’ll have a wide range of different things on the ballot, but for a lot of the city of Charleston this is very important. You won’t have council on your ballot unless you live in an even district. If you live in an odd district, you will only have CPW on your ballot.”

Click here for the Live 5 2025 Voter Guide.

Some of the key local elections include the mayors’ races in Mount Pleasant, Isle of Palms, Folly Beach, Sullivan’s Island, and Lincolnville. Several city and town council seats are also on the ballot in Charleston, Summerville, Goose Creek, and Moncks Corner, along with a special election for State House District 98. In total, dozens of municipal offices from water commissioners to council members are up for grabs across Charleston, Berkeley, and Dorchester counties.

Election officials say the quiet nature of local election years means most polling places are not expected to be crowded. The best time to avoid lines is typically early afternoon, avoiding lunch and evening rush hours.

More than 3.35 million people are registered to vote statewide. In the Tri-County area, Charleston County has 272,000 registered voters, Berkeley County has about 155,000, and Dorchester County has just under 105,000.

Greenville County has the most registered voters in the state with just under 341,000, while Allendale County has the fewest at about 4,000.

Voters heading to the polls today will need a photo ID, though it does not have to be a Real ID used for air travel. Those voting absentee must ensure their ballots are returned to the Charleston County Board of Voter Registration and Elections by 7 p.m.

Click here to verify your voter registration, get a sample ballot or find your voting location.

Absentee ballots must be returned to the Charleston County Board of Voter Registration and Elections by 7 p.m.

All polling locations offer accessible parking spots, doorways, railings and paths. Residents with disabilities may receive help during the voting process but must tell a poll manager if assistance is needed. Voters can choose anyone to help except their employer, an agent of their employer, or an officer or agent of their union.

Curbside voting is available for those with disabilities or voters 65 years or older. Poll managers monitor the area every 15 minutes to assist anyone who cannot stand in line.

Polls are open until 7 p.m.

County, Habitat for Humanity launch Mount Pleasant affordable housing project

MOUNT PLEASANT, S.C. (WCSC) - Charleston County and Charleston Habitat for Humanity are breaking ground on affordable housing in one of the Lowcountry’s least affordable areas.The project will provide four new homes for Mount Pleasant families.The initiative is part of the county’s Affordable Housing Land Acquisition Grant Program, which helps nonprofit and for-profit developers acquire land for affordable housing. The project received a $350,000 grant, administered by the Charleston Redevelopment Corporation....

MOUNT PLEASANT, S.C. (WCSC) - Charleston County and Charleston Habitat for Humanity are breaking ground on affordable housing in one of the Lowcountry’s least affordable areas.

The project will provide four new homes for Mount Pleasant families.

The initiative is part of the county’s Affordable Housing Land Acquisition Grant Program, which helps nonprofit and for-profit developers acquire land for affordable housing. The project received a $350,000 grant, administered by the Charleston Redevelopment Corporation.

Charleston County originally allocated $2.5 million from American Rescue Plan Act funds for the program. Eric Davis, Charleston County’s Director of Housing and Land Management, said each project includes a minimum 20-year affordability period and, with organizations like Habitat for Humanity, these commitments can last even longer.

“I think success 10 years down the road looks like it’s easier for folks to both purchase a home and live closer to where they work and where they want to go out for entertainment and things like that,” Davis said.

He added that access to affordable housing impacts has an impact far beyond the homeowner themselves.

“It’s not just someone’s personal finances and personal situation that we’re trying to help by providing attainable housing,” he added. “It’s all connected to our economy, our infrastructure, everything,” Davis said.

He also said that more attainable housing could be a solution to many problems the Tri-County area faces.

“It’s really all interconnected when we think about it. If there’s not affordable housing near where you work and where you play, then that pushes folks out to the perimeter of the metro area, which creates stress on traffic and public transportation. So we’re trying to look at this holistically,” Davis said.

Families earning between 35% and 80% of the area median income qualify for any Habitat home. According to U.S. News and World Report, that number is just over $117,000 in Mount Pleasant. While the average two-bedroom rental in Charleston costs $1,600 to $1,800 a month, Habitat homeowners will pay closer to $1,000 monthly for their mortgage and ownership expenses because payments are capped at 30% of gross income.

Lynn Bowley, the chief executive officer of Charleston Habitat for Humanity, said these four homes are a crucial step toward addressing the affordability crisis where many essential workers are being priced out.

“You probably already know a bunch of people who would qualify for a Habitat Home. It could be first responders, first-year teachers. It could be the people who work in the medical field who aren’t the doctors and nurses,” Bowley said.

Bowley also said that being able to build in accessible locations is essential for success.

“It’s really important to be able to build in places like Mount Pleasant where we are not putting people in an area where there is no access to health care or food or schools,” Bowley said.

But, Bowley said that as the need for affordable housing grows, so do the challenges; finding places to build is one of them.

“The hard part is identifying land that’s located in a desirable area and capable of being subdivided. We don’t pass on the cost of the land to our homeowners because they’re capped at 80% of the area median income. So, we need to be as cost-conscious as possible,” she said.

Bowley said Habitat is also exploring multifamily properties, tiny home communities and potential land trusts to maximize density without buying additional land.

“Four houses is always a big, big deal, especially because we’ll be able to build all four of them together. So, it’s almost like having a little tiny neighborhood,” she said.

Construction is expected to be completed within two years.

Disclaimer:

This website publishes news articles that contain copyrighted material whose use has not been specifically authorized by the copyright owner. The non-commercial use of these news articles for the purposes of local news reporting constitutes "Fair Use" of the copyrighted materials as provided for in Section 107 of the US Copyright Law.
VA Loan Near Me

Service Areas