Who pays what in South Carolina
South Carolina sellers pay the deed recording fee; buyers pay title, lender fees, and prepaids. SC is an attorney-supervised closing state.
Closing costs by county in South Carolina
Rates and medians vary widely inside South Carolina. County-level breakdowns: Charleston County (Charleston) — 0.50% effective property tax, median $570,000; Greenville County (Greenville) — 0.60% effective property tax, median $350,000; Richland County (Columbia) — 0.75% effective property tax, median $290,000.
Low taxes, attorney required
SC's ~0.55% effective property-tax rate is among the lowest in the country (4% assessment ratio on primary homes vs 6% on second homes — a huge gap for beach properties). Closings must be supervised by a licensed SC attorney: budget $750–$1,500.
Negotiation levers in South Carolina
Three moves that actually work: (1) get Loan Estimates from 3 lenders — origination and points vary by thousands; (2) ask for seller concessions (3% conventional under 10% down, 6% above, 6% FHA) credited at closing; (3) close at month-end to shrink prepaid interest from ~30 days to ~2. In South Carolina, transfer-tax custom is negotiable too — everything is a contract term.
FAQ
How much are closing costs in South Carolina?
Budget 2–4% of the purchase price for buyer closing costs in South Carolina, plus your down payment. On the $380,000 median South Carolina home that's roughly $9,500–$15,200. SC deed recording fee (0.37% total) is seller-customary.
Does the buyer pay transfer tax in South Carolina?
No — South Carolina transfer taxes are seller-customary (or don't exist). SC deed recording fee (0.37% total) is seller-customary.
Can I roll closing costs into the loan in South Carolina?
Not directly, but you can trade a slightly higher rate for a lender credit that covers costs, or negotiate seller concessions. The break-even on a lender credit is typically 3–5 years — only worth it if you'll sell or refinance before then.
How much should I save to buy a house in South Carolina?
Down payment + closing costs + 2–3 months of reserves. On the South Carolina median $380,000 home with 10% down, that's roughly $49,400 before reserves — the calculator above gives your exact stack.
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