Hilton Head · Bluffton · Hardeeville · Beaufort · Okatie
Own Your Piece of the Lowcountry.
Brad Payne · Edge Home Finance · NMLS #2366717
From waterfront condos on Hilton Head Island to single-family homes in Hardeeville's newest communities — the Lowcountry demands a local expert. I know this market, and I'll get you to the closing table.
Top 1%
U.S. Mortgage Broker
150+
Lending Partners
21 Days
Avg. Close Time
Brad Payne
Loan Officer · Edge Home Finance Corporation
NMLS #2366717 · Licensed in SC
"The Lowcountry market has a lot of nuances — from condo purchases on Hilton Head to single-family homes in Hardeeville. You need a local expert to guide your transaction to the finish line."
Powered by AI trained on Brad's knowledge of the Lowcountry market, loan programs, and mortgage process. Get instant answers — then connect with Brad directly for your personalized rate.
First-time buyer programs?VA loans near Parris Island?HHI condo financing?USDA loans in Hardeeville?How fast can you close?
B
Hi! I'm Brad's AI assistant. Ask me anything about mortgages, loan programs, or buying a home in the Lowcountry — Hilton Head, Bluffton, Hardeeville, Beaufort, and beyond. For a personalized rate quote, hit Apply Now or call Brad at (404) 398-9991.
AI responses are for general information only and do not constitute mortgage advice. All loans subject to underwriting approval. Contact Brad for personalized guidance. Equal Housing Lender.
Hyper-Local Expertise
Your Lowcountry. Your Loan Officer.
Every neighborhood has quirks. Brad knows the condo-hotel rules on Sea Pines, flood zone overlays in Hilton Head, USDA eligibility in Jasper County, and new construction timelines in Sun City.
Resort · Island
Hilton Head Island
Condo-hotel rules, HOA overlays, flood zones — Hilton Head loans require a specialist who's done them before.
Upscale · Golf
Bluffton
From Palmetto Bluff to Old Town, Bluffton's rapid growth means financing options you may not know exist.
Growth · Value
Hardeeville
One of SC's fastest-growing cities. USDA-eligible areas, new builds, and exceptional starter-home value.
Historic · Coastal
Beaufort
Heart of the Lowcountry. Historic homes, waterfront properties, and Marine Corps VA loans — Brad knows them all.
New Build · Active
Okatie & Sun City
Active adult communities and new construction demand specialized builder financing Brad has perfected.
Military · Value
Port Royal & Yemassee
MCRD Parris Island is minutes away. Brad specializes in VA $0-down loans for this military community.
Waterfront · Unique
Daufuskie Island
Ferry-access properties and unique coastal financing require a broker who's navigated this niche before.
Emerging · Affordable
Ridgeland & Jasper
USDA loans in eligible rural areas. Affordable Lowcountry living close to both Bluffton and Savannah.
Loan Options
Every Loan the Lowcountry Needs, Under One Roof
Most Popular
Conventional Loan
Flexible 10–30 year terms and competitive rates. Ideal for buyers with solid credit in Bluffton, Hardeeville, and beyond.
Explore →
FHA Loan
3.5% down payment minimum. Brad used an FHA loan for his own Lowcountry home — he knows this product inside and out.
Explore →
VA Loan
$0 down for veterans and active duty. With Parris Island nearby, Brad serves our military community with pride.
Explore →
USDA Loan
100% financing in eligible areas like Ridgeland and parts of Hardeeville. Zero down for qualifying buyers.
Explore →
Jumbo Loan
Hilton Head waterfront. Palmetto Bluff estates. When the price exceeds conforming limits, Brad has the solution.
Explore →
Non-QM / Investor
Self-employed, rental investors, complex income? Brad leaves no stone unturned for difficult-to-approve borrowers.
Explore →
Top 1%
U.S. Mortgage Brokers
30+
Years — Edge Home Finance
150+
Wholesale Lenders
21 Days
Average Close Time
How It Works
From Conversation to Closing in 4 Steps
1
Tell Brad Your Goals
A quick call or the form below — Brad learns your situation, target area, and what matters most to you.
2
We Shop 50+ Lenders
Unlike a bank, Brad works for you — comparing wholesale rates across 150+ lenders for your best terms.
3
Lock & Process
You choose your loan. Brad handles all paperwork, lender communications, and keeps you informed daily.
4
Close & Enjoy the Life
Fast closings in as little as 21 days. Then get out and enjoy that Lowcountry sunset you just bought.
Client Reviews
What Lowcountry Buyers Are Saying
★★★★★
"We were looking for houses in the Bluffton/Hilton Head area. We found our dream home and needed a pre approval and a mortgage broker. Brad was knowledgeable and extremely helpful from the very beginni..."
PK
Patrick Kerley
Bluffton / Hilton Head
★★★★★
"Brad did an awesome job for us. I still can't believe how we were able to close in 20-days from accepted offer. Brad recommended a great mortgage option, and stayed on top of every detail all the way ..."
PV
Paul Vincent
Lowcountry Purchase
★★★★★
"As a first time home buyer things could be very confusing throughout the process; however, working with Brad made the financing side of things a breeze. He was extremely helpful and communicative. Bra..."
JC
Jon Clark
First-Time Buyer
Ready to Move?
Your Lowcountry Home Is Waiting
Talk to Brad today — a real person, a local expert, and someone who genuinely cares about your family's future. No bots. No runaround.
Loan Programs
Every Loan the Lowcountry Needs
As a broker — not a bank — Brad shops 150+ wholesale lenders to find the best rate and program for your unique situation. Whether you're a first-time buyer, a veteran, self-employed, or purchasing a Hilton Head condo-hotel, there is a loan designed for you.
Most Common
Conventional Loan
Ideal for: buyers with 620+ credit and 3–20% down
The workhorse of Lowcountry mortgages. Conventional loans offer flexible terms from 10 to 30 years, competitive rates, and no upfront mortgage insurance with 20% down. Great for Bluffton, Hardeeville, and Okatie purchases.
Min. Down Payment
3%
Min. Credit Score
620
Loan Limit
$726,200
PMI Required
Below 20% down
Brad's Personal Pick
FHA Loan
Ideal for: first-time buyers, lower credit scores
Brad used an FHA loan to buy his own Lowcountry home while going through IVF — so he knows this product deeply and personally. The low 3.5% down payment allows buyers to preserve savings for life's other priorities.
Min. Down Payment
3.5%
Min. Credit Score
580
Loan Limit (Beaufort Co.)
$498,257
Mortgage Insurance
Required
For Our Heroes
VA Loan
Ideal for: active duty, veterans, surviving spouses — near Parris Island
If you've served, you've earned the most powerful mortgage benefit in the U.S. — $0 down, no PMI, and competitive rates. With MCRD Parris Island and NWS Beaufort nearby, Brad is deeply familiar with VA loan nuances in this market.
Down Payment
$0
PMI
None
Min. Credit Score
580+
Loan Limit
No limit w/ entitlement
100% Financing
USDA Loan
Ideal for: buyers in Ridgeland, Hardeeville, Jasper County
Zero down payment for qualifying buyers in USDA-eligible areas — which includes much of rural Lowcountry SC. Ridgeland, parts of Hardeeville, and Jasper County are prime USDA territory. Brad verifies eligibility fast.
Down Payment
$0
Min. Credit Score
640
Income Limits
Apply
PMI
Low Annual Fee
Luxury Lowcountry
Jumbo Loan
Ideal for: Hilton Head waterfront, Palmetto Bluff, HHI luxury condos
When the purchase price exceeds the conforming limit of $726,200, you need a jumbo loan — and you need a broker who can shop multiple jumbo programs. Brad has closed jumbo loans across Hilton Head and Beaufort County.
Loan Min.
$726,201+
Min. Down Payment
10–20%
Min. Credit Score
700+
Max. Loan
$3M+
Hard Cases Welcome
Non-QM / Bank Statement
Ideal for: self-employed, investors, 1099 workers, complex income
If a bank turned you down, that doesn't mean Brad can't help. Non-QM programs use bank statements, asset depletion, or DSCR to qualify borrowers who don't fit the traditional W-2 mold. Brad leaves no stone unturned.
Income Docs
Bank Statements
Down Payment
10–30%
Min. Credit Score
580+
Investor DSCR
Available
Lower Your Rate
Refinance
Ideal for: existing homeowners wanting better terms or cash-out
Whether you want to lower your monthly payment, shorten your term, or tap your home's equity for renovations or life events — Brad shops all options to make sure you're getting the best refinance deal available.
Types
Rate/Term, Cash-Out
Equity Required
Varies by program
Cash-Out Max
80% LTV typical
Closing Timeline
As fast as 14 days
Build Your Dream
Construction / Renovation
Ideal for: new builds in Hardeeville, Okatie, Sun City
Building a new home or renovating an existing one? Brad offers one-time-close construction loans and FHA 203(k) renovation products that let you finance the purchase and improvements in a single loan.
Program
One-Time Close
Down Payment
3.5–20%
FHA 203(k)
Available
Builder Required
Licensed SC Builder
Lowcountry Specialties
Financing Nuances Only a Local Expert Knows
Hilton Head Island
Condo-Hotel Financing
Many Hilton Head condos are classified as "condo-hotels" — short-term rental properties that most lenders won't touch. Brad knows which wholesale lenders specialize in this product and how to structure your deal.
Jasper & Beaufort County
USDA Eligibility Maps
USDA boundaries shift. Brad checks current eligibility for every Ridgeland, Hardeeville, and rural Beaufort County address — because a $0-down loan can change everything for a qualifying buyer.
Parris Island Area
VA Loan Expertise
The military community around MCRD Parris Island and NWS Beaufort deserves a loan officer who knows VA entitlement, COE certificates, and the BAH rates for Beaufort County cold.
Hardeeville & Okatie
New Build Financing
Builder preferred lenders aren't always the best deal. Brad reviews builder contracts and competes head-to-head with their in-house lender — often winning on rate, terms, or both.
Let's Talk
Not Sure Which Loan Is Right for Your Situation?
Brad will review your goals and recommend the best path forward — with no pressure and no obligation.
Mortgage Calculator
What Will Your Payment Be?
Use the calculators below to estimate your monthly payment, how much home you can afford, or how much you could save by refinancing. Then talk to Brad for real numbers tailored to your situation.
Home Price$450,000
Down Payment20% · $90,000
Interest Rate6.75%
Loan Term30 Years
Est. Monthly Payment
$2,330
Principal & Interest only
Loan Amount$360,000
Total Interest Paid$478,949
Total Cost$838,949
Est. Property Tax/mo~$375
Estimate only. Actual payment includes taxes, insurance, HOA, and possibly PMI. Hilton Head condo-hotel properties may have additional fees.
Monthly Income (Gross)$8,000
Monthly Debt Payments$500
Interest Rate6.75%
Down Payment20%
Max Home Price
$420,000
Based on 43% DTI guideline
Max P&I Payment$1,940
Down Payment Est.$84,000
Your DTI Ratio38%
Estimate based on standard lender guidelines. Actual approval depends on credit score, assets, and loan type.
Current Loan Balance$350,000
Current Interest Rate7.50%
New Interest Rate6.50%
Remaining Term25 Years
Monthly Savings
$212
Per month after refinancing
Current Payment$2,578
New Payment$2,366
Annual Savings$2,544
5-Year Savings$12,720
Estimates exclude closing costs. Brad will show you the exact break-even point for your refinance.
Next Step
Ready to Turn These Numbers Into Reality?
Brad will give you real rates — not estimates — based on your actual credit profile, income, and target property.
About Brad Payne
Originally from Atlanta. Forever Lowcountry.
My passion for helping borrowers has been shaped over a long career across many industries. I have a finance degree from UGA (Go Dawgs!) and an MBA in finance from Northwestern University.
But it wasn't until my wife and I went through IVF while trying to purchase a home that I found my true calling. A low-down-payment FHA loan allowed us to continue our IVF journey and buy a home we love — and now we have a beautiful daughter and son. That experience is where my real passion for mortgages was born.
The Lowcountry is more than my market — it's my home. Whether it's a condo on Hilton Head, a new build in Hardeeville, or a waterfront property in Beaufort, I know the nuances, and I will leave no stone unturned to get your loan approved.
NMLS #2366717
UGA Finance
Northwestern MBA
SC Licensed
Equal Housing Lender
What Brad Believes
The Values That Guide Every Transaction
🏡
Hyper-Local Knowledge
From Daufuskie Island ferry-access financing to Hardeeville USDA eligibility — Brad knows this market's every nuance.
🛡️
Radical Transparency
No hidden fees. No surprises at the closing table. Brad walks you through every number before you ever sign anything.
💪
Hard Cases Welcome
Self-employed, past credit challenges, complex income — Brad says yes when banks say no. No stone goes unturned.
⚡
Fast & Reliable
21-day average close. Brad picks up the phone and keeps you informed every step of the way, no chasing required.
🎯
Client-First Advice
Brad works for you — not a bank. Shopping 150+ lenders means your best interest is always the only interest.
❤️
Genuine Care
Having gone through IVF while buying a home, Brad understands the weight of these decisions. He treats every client like family.
A Lowcountry Family
Why Brad Loves What He Does
When Brad and his wife were going through IVF, they were simultaneously trying to buy a home in the Lowcountry. An FHA loan — with its low down payment requirement — made it possible to do both. Today, they have a beautiful daughter and son, and a home they love in the community they chose forever.
"That experience gave me everything," Brad says. "I felt what it means to have a loan officer who finds a way. Now I'm that loan officer for hundreds of other families making the most important financial decision of their lives."
Brad, his wife, and their two children are firmly planted in the Lowcountry — and that's exactly why he knows it better than anyone. This isn't just a market for Brad. It's where his kids go to school, where he worships, where he cheers for the Georgia Dawgs on fall Saturdays. It's home.
Let's Connect
Ready to Work with Brad?
No pressure. Just an honest conversation about your goals and the best path to get you there.
Google Reviews
5.0
★★★★★
Live · Updated Automatically from Google
Your Turn
Join Hundreds of Lowcountry Families Brad Has Helped
Every review above is a family who now owns their piece of the Lowcountry. You could be next.
Application
Start Your Lowcountry Home Journey
Takes about 3 minutes. No credit pull at this stage. Brad will review and be in touch within one business day — usually same day.
Tell Brad About Your Goals
Fill this out or call Brad directly at (404) 398-9991. Either works.
150+ lenders means Brad competes for your business — not the other way around.
✓
21-day average close. Competitive sellers love seeing Brad's pre-approvals.
✓
No credit pull at this stage. Zero risk to get the conversation started.
✓
Hard cases welcome. If a bank said no, Brad may still find a way.
✓
Local Lowcountry expert — Brad knows every market from HHI to Ridgeland.
What to Have Ready
Last 2 years' W-2s or tax returns
Last 30 days' pay stubs
Last 2 months' bank statements
Government-issued ID
VA Certificate of Eligibility (if VA)
Property address (if under contract)
Get In Touch
Let's Talk Lowcountry Real Estate.
No bots. No call centers. When you reach out, you get Brad — the local expert who genuinely cares about your outcome.
📞
Phone / Text
(404) 398-9991
✉
Email
brad.payne@edgehomefinance.com
🌐
Website
thenopaynebroker.com
🏠
Serving
Hilton Head · Bluffton · Beaufort · Hardeeville · Okatie · Ridgeland · Daufuskie Island
Send Brad a Message
How Can Brad Help You?
Responses within one business day — usually same day.
For Realtors & Builders
Partner with the Lowcountry's Preferred Mortgage Broker
When you refer a client to Brad, you're not just introducing them to a loan officer. You're giving them access to 150+ lenders, a 21-day average close, and a broker who will fight for every approval.
Your clients close. Your deals close. Your reputation is protected.
Pre-approval letters issued same business day
Brad attends closings and is available 7 days a week
Hard-case experience — Brad finds approvals others miss
Lowcountry specialist: HHI condos, USDA, VA, new builds
Co-marketing materials available for teams
Refer a Client to Brad
Takes 60 seconds. Brad will reach out within hours.
Brad's Lowcountry Mortgage Blog
Local Insights. Real Advice.
Brad writes about the Lowcountry market, loan programs, and everything you need to know to make a confident mortgage decision. No fluff. Just useful information from someone who lives and works here.
First-Time Buyers
February 16, 2026
Why FHA Loans Are the Lowcountry's Best-Kept Secret for First-Time Buyers
A 3.5% down payment changed Brad's life. Here's how it can change yours.
VA Loans
February 23, 2026
VA Loans in the Lowcountry: What Every Veteran Near Parris Island Should Know
You've earned $0 down and no PMI. Here's how to use that benefit in our market.
Lowcountry Market
March 2, 2026
The Lowcountry Real Estate Market in 2025: What Buyers Actually Need to Know
From Bluffton's growth corridor to Hilton Head's condo-hotel rules — a local's honest take.
Loan Types
March 9, 2026
USDA Loans in South Carolina: The Zero-Down Option Most Buyers Don't Know Exists
Ridgeland. Hardeeville. Jasper County. If you're buying here, you may qualify for $0 down.
Hilton Head
March 16, 2026
Buying a Condo on Hilton Head Island: The Financing Rules That Catch Buyers Off Guard
Most lenders can't touch HHI condos. Here's what you need to know before you make an offer.
New Construction
March 23, 2026
New Construction in Hardeeville & Okatie: Should You Use the Builder's Lender?
The honest answer might surprise you — and save you thousands.
Refinancing
March 30, 2026
Should Lowcountry Homeowners Refinance Right Now? Here's How to Think About It
The break-even calculation that tells you whether refinancing actually makes sense for you.
Self-Employed
April 6, 2026
Self-Employed in the Lowcountry? You Have More Mortgage Options Than You Think
Bank statement loans, DSCR programs, and why 'the bank said no' isn't the end of the story.
Mortgage Tips
April 13, 2026
5 Things That Can Derail a Lowcountry Mortgage Closing (And How to Avoid Them)
From new credit cards to job changes — the mistakes Brad sees kill deals at the last minute.
Lowcountry Living
April 20, 2026
Moving to the Lowcountry: Everything Your Mortgage Broker Wants You to Know First
From Atlanta transplants to military relocations — the insider guide to financing your Lowcountry move.
← Back to All Articles
Ready to Take the Next Step?
Talk to Brad About Your Situation
Every borrower is different. Let's have a real conversation about your goals and the best path forward in the Lowcountry.
