South Carolina Mortgage Guides
South Carolina Closing Costs Guide 2026
What buyers and sellers pay at closing in South Carolina — with fee-by-fee breakdowns, sample cost estimates by purchase price, and tips for reducing your total cash to close.
In This Guide
Buyer Closing Costs in South Carolina
Lender, title and other provider fees vary and appear on your Loan Estimate.
| Fee | Typical Range | Paid To | Notes |
|---|---|---|---|
| Attorney fee | Set by attorney | Closing attorney | Closings should be conducted only under the supervision of attorneys (S.C. Supreme Court) |
| Loan origination fee | Set by lender | Lender | Varies by lender |
| Title search | Set by provider | Title company / attorney | Confirms clear ownership history |
| Lender’s title insurance | Quoted by title insurer | Title company | Required by lender; protects lender only |
| Owner’s title insurance | Quoted by title insurer | Title company | Optional but strongly recommended |
| Appraisal fee | Set by appraiser | Appraiser | Higher for unique or waterfront properties |
| Home inspection | Set by inspector | Inspector | Optional but strongly recommended; paid before closing |
| Recording fees | Set by county | County register of deeds | Buyer typically pays mortgage recording |
| Deed recording fee (transfer tax) | $1.85 per $500 of value | SC Dept. of Revenue / county | South Carolina’s real estate transfer-tax equivalent |
| Prepaid interest | Varies | Lender | Interest from close date to end of month |
| Homeowner’s insurance (prepaid) | Varies by policy | Insurance company | First year paid upfront at closing; higher near the coast |
South Carolina does levy a real estate transfer tax equivalent. The deed recording fee is $1.85 per $500 of realty value ($3.70 per $1,000), split between a $1.30 state portion and $0.55 county portion. On a $400,000 purchase, that’s $1,480 (S.C. Code §§ 12-24-10 and 12-24-90).
Seller Closing Costs in South Carolina
Under S.C. Code § 12-24-20, the deed recording fee is the grantor’s (seller’s) liability, and the grantee is secondarily liable.
| Fee | Typical Range | Notes |
|---|---|---|
| Real estate agent commissions | Negotiated | Set in your listing agreement |
| Attorney fee | Set by attorney | Closings should be conducted only under the supervision of attorneys (S.C. Supreme Court) |
| Deed recording fee | $1.85 per $500 of value | Grantor’s liability; grantee secondarily liable (S.C. Code § 12-24-20) |
| Owner’s title insurance | Quoted by title insurer | Payer set in your contract |
| Prorated property taxes | Varies | Seller pays their share for the portion of the year they owned the home |
| HOA transfer fee (if applicable) | Set by HOA | Applies only to HOA properties, common in coastal developments |
| Seller concessions | Negotiated | Credits toward buyer’s closing costs; common in slower markets |
How Loan Type Affects Closing Costs in South Carolina
| Loan Type | Key Closing Cost Difference | Impact |
|---|---|---|
| Conventional | No upfront MIP; no funding fee | Lowest closing costs if 20%+ down |
| FHA | 1.75% upfront MIP added to loan | 1.75% of the base loan amount |
| VA | 2.15% funding fee (first use, less than 5% down) | 2.15% of the loan amount; exempt if receiving disability compensation |
| USDA | 1.0% upfront guarantee fee | 1% of the loan amount |
FHA and VA upfront fees can be financed. Both FHA’s 1.75% upfront MIP and VA’s funding fee can be rolled into the loan amount rather than paid as cash at closing. This increases the loan balance but reduces the cash needed at close.
How to Reduce Closing Costs in South Carolina
- Compare lenders: Loan origination fees vary significantly; getting 3 Loan Estimates from different lenders is one of the most effective ways to reduce costs This is where working with an experienced Brokered Mortgage Advisor can help you save time and money throughout your transaction, by shopping rates and costs with several different lenders before your loan package is submitted.
- Know who owes the deed recording fee. S.C. Code § 12-24-20 makes it the grantor’s liability, with the grantee secondarily liable.
- Shop your attorney. Since South Carolina closings are attorney-supervised, ask several attorneys for flat-fee quotes rather than assuming a single rate.
- Negotiate seller concessions. In slower or balanced markets, sellers often agree to credit buyers for part of closing costs. This is written into the purchase contract and reduces your cash to close.
- Close later in the month. Prepaid interest covers from your close date to the end of the month. Closing later in the month vs. early can save several hundred dollars in prepaid interest.
- Use SC Housing down payment assistance. SC Housing’s DPA can cover closing costs as well as the down payment, reducing out-of-pocket cash at close for qualifying buyers.
- Check VA disability exemption. If you’re a veteran using a VA loan and receive disability compensation, you pay zero funding fee.
South Carolina Closing Costs FAQs
Does South Carolina require a real estate attorney at closing?
Yes. The South Carolina Supreme Court has held that real estate and mortgage loan closings should be conducted only under the supervision of attorneys.
Does South Carolina have a real estate transfer tax?
South Carolina doesn’t call it a “transfer tax,” but the deed recording fee functions the same way: $1.85 per $500 of realty value ($3.70 per $1,000), split between the state and county. On a $400,000 purchase, that’s $1,480. S.C. Code § 12-24-20 makes the fee the grantor’s (seller’s) liability, with the grantee secondarily liable.
Can the seller pay my closing costs in South Carolina?
Yes. Seller concessions — where the seller agrees to credit the buyer for closing costs — are common in South Carolina, especially in balanced or buyer-friendly markets. The amount is negotiated in the purchase contract. For VA loans, VA does not limit seller credits for closing costs but limits seller concessions to 4% of the home’s reasonable value.
