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.
Buyer Closing Costs in South Carolina
South Carolina buyer closing costs typically run 2.5%–4.0% of the purchase price — somewhat above the national average, driven largely by South Carolina’s mandatory attorney-closing requirement. On a $400,000 purchase, expect to budget $10,000–$16,000 in closing costs, not including your down payment.
| Fee | Typical Range | Paid To | Notes |
|---|---|---|---|
| Attorney fee | $800–$2,000 | Closing attorney | Required by South Carolina law; buyer and seller typically retain separate counsel |
| Loan origination fee | 0.5%–1% of loan | Lender | Varies by lender |
| Title search | $250–$600 | Title company / attorney | Confirms clear ownership history |
| Lender’s title insurance | 40%–60% of owner’s policy premium | Title company | Required by lender; protects lender only |
| Owner’s title insurance | $350–$500 per $100K | Title company | Optional but strongly recommended |
| Appraisal fee | $450–$750 | Appraiser | Higher for unique or waterfront properties |
| Home inspection | $350–$650 | Inspector | Optional but strongly recommended; paid before closing |
| Recording fees | $50–$200 | 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) | $1,000–$2,500+ | 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 roughly $1,480 — a real cost that states like Utah, which have no transfer tax at all, don’t have.
Seller Closing Costs in South Carolina
South Carolina sellers typically pay the largest share of total transaction costs, driven mainly by real estate agent commissions. On recent transactions, total seller-side costs (including commission) have run roughly $15,000–$20,000 on a $250,000 sale and $24,000–$32,000 on a $400,000 sale.
| Fee | Typical Range | Notes |
|---|---|---|
| Real estate agent commissions | 5%–6% of sale price | Largest seller cost; negotiable with flat-fee or discount brokers |
| Attorney fee | $800–$2,000 | Required by South Carolina law; sellers typically retain their own counsel |
| Deed recording fee | $1.85 per $500 of value | Commonly paid by the seller in most South Carolina transactions, though negotiable in the purchase contract |
| Owner’s title insurance | $350–$500 per $100K | Payer varies by local custom and contract; sometimes split or seller-paid |
| Prorated property taxes | Varies | Seller pays their share for the portion of the year they owned the home |
| HOA transfer fee (if applicable) | $100–$500 | Applies only to HOA properties, common in coastal developments |
| Seller concessions | Negotiated | Credits toward buyer’s closing costs; common in slower markets |
Sample Closing Cost Estimates by Purchase Price
The following estimates are for buyer closing costs only (not down payment), assuming a conventional loan with 10% down and average South Carolina fee ranges, including the mandatory attorney fee and deed recording fee.
| Purchase Price | Low Estimate (2.5%) | Mid Estimate (3.25%) | High Estimate (4.0%) |
|---|---|---|---|
| $300,000 | $7,500 | $9,750 | $12,000 |
| $400,000 | $10,000 | $13,000 | $16,000 |
| $500,000 | $12,500 | $16,250 | $20,000 |
| $650,000 | $16,250 | $21,125 | $26,000 |
These are estimates only. Actual closing costs depend on your lender, attorney, loan type, closing date, and what’s negotiated in your purchase contract. Always request a Loan Estimate from your lender within 3 business days of application, and review your Closing Disclosure carefully at least 3 days before closing.
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 | Adds $5,250–$9,450 on a typical South Carolina purchase |
| VA | 2.15% funding fee (first use, 0% down) | Adds $6,450–$8,600 on a typical South Carolina purchase; exempt if receiving disability compensation |
| USDA | 1.0% upfront guarantee fee | Adds ~$3,000–$4,500 on a typical rural South Carolina purchase |
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.
- Negotiate the deed recording fee split. While customarily paid by the seller, the deed recording fee allocation between buyer and seller is negotiable in every South Carolina transaction.
- Shop your attorney. Since South Carolina requires an attorney at every closing, 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.
