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Non-QM Home Loans in
Charleston, SC

Your Local Non-QM Mortgage Experts
with a Personal Touch

Looking for a mortgage company in Charleston that truly knows the local market? HomeSpring Mortgage is proud to serve Charleston and the surrounding Lowcountry communities with tailored home financing solutions and a refreshingly personal experience. Whether you’re buying your first home, upgrading, refinancing, or investing, our Charleston-based team is here to help make it happen.

What's a Non-QM Loan?

A Non-QM or Non-Qualified Mortgage loan is designed for borrowers who don’t fit the standard lending guidelines, like self-employed individuals, real estate investors, or those with recent credit events. Instead of relying on traditional income documents like W-2s or tax returns, Non-QM loans offer flexible qualification options based on alternative documentation, like bank statements, assets, or rental income.

Why Charleston Homebuyers Choose HomeSpring

From historic downtown properties and beachside homes to new builds in Summerville or Mount Pleasant, no two loans are the same here. That’s why we don’t do one-size-fits-all mortgage solutions. At HomeSpring, we combine local insight with national lending power to offer the right options for your needs, backed by fast and clear communication, and support every step of the way.

What's a Non-QM Loan?

As a trusted Charleston mortgage lender, we offer a wide range of home loan solutions tailored to fit your goals.

Bank Statement Loans

Self-employed? You don’t need to provide W-2s or tax returns to qualify. We offer bank statement loans that use your income deposits to help you qualify for a mortgage—perfect for entrepreneurs, freelancers, and business owners.

Foreign national loans

Looking to buy a home in Charleston as a non-U.S. citizen? Our foreign national mortgage loans are designed to help you purchase property in the U.S. without the traditional residency or credit requirements.

Interest only
loans

Keep your monthly payments lower upfront with an interest-only loan, which is ideal for short-term ownership or buyers seeking maximum cash flow flexibility.

Asset based
loans

Use your liquid assets as leverage for purchasing property. Asset-based loans assist high-net-worth borrowers who may not have traditional income streams but possess strong financial assets.

Recent credit event loans

Had a recent foreclosure, bankruptcy, or credit hit? We offer loan programs designed to help you bounce back and move forward—even if your credit history isn’t perfect.

Medical Professional Loans

Medical professional loans offer low or no down payment options, flexible debt-to-income ratios, and no private mortgage insurance (PMI). These loans recognize the unique financial journey of medical professionals and help them become homeowners sooner.

Jumbo Loans with 5% Down

Buying in Charleston’s high-value neighborhoods? Our jumbo loan options allow you to borrow more, with as little as 5% down, making luxury real estate more accessible.

Condotel Mortgage Loans

Condotel mortgage loans are ideal for buyers purchasing condo units within resort-style properties that operate like hotels. These properties can be challenging to finance with traditional loans, but our condotel programs offer customized lending solutions that cater to investors or second-home buyers seeking vacation destinations like Charleston.

Testimonials

Another couple weeks and we will have been in our new house 1 full year! What a journey – and thanks to you and HomeSpring it didn’t hurt too much, once I found you! Being Self-employed with some “past credit challenges” put me right into your preferred client range. Before you, we went through a multiple-months long, excruciating experience with another lender that didn’t work for us. Once we found you, the approval process was quick and painless! We had Schumacher Homes build our home and they told me your company was the quickest, easiest to work with and most enjoyable lender they have worked with… They’re nationwide and I believe they built about 200 homes in the Lowcountry last year. To underscore your ease of use… we refinanced the house after 6 months with a well-known national bank. What a pain in the butt! Took 3 months, we had to resubmit our financials every month and we had to work hard to get the refinance! Thank God that’s over!! Rest assured I’ll mention Chris Lathbury and HomeSpring Mortgage to anyone I meet who may need you! If you need a reference, feel free to pass on my name and I will sing your praises!! Thanks for all your work and help in making such a potentially stressful process go so well!

I want to say thank you to Chris Lathbury and the entire team at HomeSpring Mortgage for being so wonderful and gracious to me during the entire application, underwriting and funding process for the purchase of my home. It didn’t stop there Chris was very active in servicing the loan after funding. Whenever I would reach out with a question or had a concern Chris would always return my email or call within 24 hours max. Thank you from the bottom of my heart for all your help in accommodating the loan process to align with my relocation and new job appointment. It has been a pleasure to work with all of you! I highly recommend Home Spring Mortgage for all your real estate loan needs, you will not regret it.


Firstly, it is a major task to apply for and be approved for a mortgage and when going through that process you want a mortgage lender that understands your specific needs and how to make that a reality. HomeSpring Mortgage is that company. After dealing with several lenders and their numerous delays I found Chris and HomeSpring. They were professional, communicative, truthful and a company that gets the job done. HomeSpring is the way to go when looking to finance your home. Solutions is what they are about.

My clients and I found Chris after another lender let us down. He listened to us, looked over our contract, and even spoke with the seller of the home my client’s were purchasing to help salvage the deal. With an incredibly tight timeline, and tons of emotions, Chris was the true hero in this transaction and made it happen for us. Words truly do not express the level of gratitude I feel for how hard he worked for us. To say he went above and beyond is an understatement. This was my first time working with Chris, and the person who referred me to him told me he has a heart of gold, and he did an outstanding job living up to that reputation. He will be my go-to for these unique financing situations from now on!
Hey Norb – We just closed and I just wanted to reach out and sincerely thank you, Chris, and HomeSpring Mortgage for working with us on this. As you can imagine, we’ve had a very difficult time getting back in the good graces of lenders, especially on this scale, and needed a chance, and ya’ll gave us that. We’re excited about being able to do our renovation project now, when only a month or two ago it was looking highly unlikely. Also, I appreciate the timeliness and level of communication that ya’ll showed throughout the whole process, which made everything run smoothly. Our intentions are to not stick around at the higher rate for the long term, as I’m sure you can understand, when hopefully rates come down at some point and our credit profile should continue to improve. Whenever that time comes, we will most certainly work with y’all again to hopefully capture a lower rate. Thanks again!

Take the Next Step Toward Charleston Home Ownership with HomeSpring Mortgage

We’d love to help you explore your options and find the right loan for your new home in Charleston. Get in touch to move forward with a team that’s genuinely in your corner.

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