In South Carolina, title insurance usually costs about $3 to $5 per $1,000 of coverage depending on the title insurer, county, and transaction type. On a $100,000 home, owner’s title insurance typically costs around $400 to $700. On a $1 million home, it can cost about $3,500 to $6,000 depending on the policy structure and endorsements. South Carolina does not use one fixed statewide title insurance rate schedule, so prices vary between insurers and underwriters.
If you’re getting a mortgage, you’ll also pay for a lender’s policy at closing. South Carolina offers simultaneous issue discounts when both policies are issued together, which can significantly reduce the lender’s policy cost.
Total title-related closing costs in South Carolina usually range from $2,000 to $7,000. That includes attorney fees, title searches, recording fees, endorsements, escrow services, and settlement charges.
This guide explains how title insurance pricing works in South Carolina, what each policy covers, who usually pays, and how to save money.
Key Takeaways
- South Carolina title insurance rates are not fixed statewide. Prices vary by insurer and transaction type.
- An owner’s policy on a $500,000 home usually costs about $2,000 to $3,000.
- Simultaneous issue discounts reduce the lender’s policy premium when issued together with the owner’s policy.
- Reissue and refinance discounts may reduce premiums if a prior title policy exists.
- South Carolina is an attorney-closing state, meaning licensed attorneys must supervise residential real estate closings.
- You pay for title insurance once at closing. The coverage lasts as long as you own the home.
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Title Insurance in South Carolina
- Key Takeaways
- How Much Does Title Insurance Cost in South Carolina?
- What Is Title Insurance in South Carolina?
- What Does Title Insurance Cover in South Carolina?
- Who Pays for Title Insurance in South Carolina?
- Other South Carolina Title Insurance Costs and Endorsements
- South Carolina Title Insurance vs. Other States
- Can You Shop for Title Insurance in South Carolina?
- Is Owner’s Title Insurance Worth It in South Carolina?
- Bottom Line
- Frequently Asked Questions
How Much Does Title Insurance Cost in South Carolina?
South Carolina title insurance prices depend on three main factors such as the home’s purchase price, the loan amount and the title insurer handling the transaction. South Carolina title insurers file rates with the South Carolina Department of Insurance, but companies may still use different approved pricing schedules. The average rates below reflect common 2026 residential pricing in South Carolina.
South Carolina Title Insurance Rate Chart (Effective March 1, 2026)
Since South Carolina is a filed-rate state, title insurance premiums are largely standardized under rates approved by the South Carolina Department of Insurance. The figures below reflect common market estimates for residential real estate transactions in 2026.
| Home Purchase Price | Estimated Owner’s Policy | Estimated Lender’s Policy (Same Closing) | Estimated Total Title Premium |
| $100,000 | $275 | $125 | $400 |
| $200,000 | $450 | $150 | $600 |
| $300,000 | $625 | $175 | $800 |
| $400,000 | $800 | $200 | $1,000 |
| $500,000 | $975 | $225 | $1,200 |
| $750,000 | $1,425 | $300 | $1,725 |
| $1,000,000 | $1,875 | $375 | $2,250 |
Data methodology: These estimates are derived from publicly available 2026 South Carolina title insurance rate manuals, filed premium schedules, and title fee calculators published by major underwriters and title agencies operating in South Carolina, including Stewart Title, First American Title, Old Republic Title, and Fidelity National Title.
How South Carolina Figures Out Title Insurance Prices
South Carolina title insurance uses tiered pricing schedules based on insured value.
Benchmark South Carolina pricing commonly averages:
- About $3 to $5 per thousand dollars of coverage
- Lower marginal rates for higher-value properties
Example: A $450,000 home
- Owner’s policy estimated premium: about $1,800 to $2,500
- Lender’s policy estimated premium: about $350 to $750
- Total title insurance premium: about $2,150 to $3,250
Because South Carolina allows competitive pricing, buyers and sellers can compare quotes between title insurers and closing attorneys.
Simultaneous Issue Discounts
South Carolina offers simultaneous issue discounts when the owner’s and lender’s policies are issued together at the same closing.
This lowers the lender’s policy premium because much of the title search and underwriting work applies to both policies.
Example:
On a $500,000 South Carolina purchase with a mortgage:
- Owner’s policy: about $2,500
- Simultaneous lender’s policy: about $500 to $800
- Total title insurance premium: about $3,000 to $3,300
Refinance Savings in South Carolina
If you refinance a South Carolina home, you may qualify for refinance or reissue discounts on the new lender’s policy.
Common refinance savings include:
- Reissue discounts when a prior owner’s policy exists
- Reduced refinance lender’s policy premiums
- Discounted refinance rates from participating title insurers
To qualify, you’ll usually need:
- A copy of the prior title insurance policy
- Same ownership or qualifying refinance status
- The prior policy issued within the insurer’s eligibility period
What Is Title Insurance in South Carolina?
Title insurance protects you from problems with the property’s ownership history. It pays for legal defense and covered losses if someone later challenges your ownership rights.
In South Carolina, title insurance policies are regulated by the South Carolina Department of Insurance, while real estate closings must generally be supervised by licensed South Carolina attorneys.
You’ll usually see two policies during a South Carolina home purchase:
- Owner’s Policy. Protects you, the buyer. Covers your ownership rights for as long as you or your heirs own the property.
- Lender’s Policy. Protects the mortgage lender. Covers the lien until the loan is paid off or refinanced.
Three groups influence South Carolina title insurance practices:
- South Carolina Department of Insurance, the state regulator overseeing title insurance.
- South Carolina real estate attorneys, who supervise closings and title certification.
- American Land Title Association (ALTA), the national trade organization that publishes many endorsement standards.
You pay for title insurance once at closing. Coverage continues for as long as the policy remains active.
What Does Title Insurance Cover in South Carolina?
South Carolina title insurance covers ownership issues that existed before you bought the property but were not discovered during the title search process. If a covered issue appears later, the policy may pay legal defense costs and covered losses up to the policy amount.
Owner’s Policy, What It Covers for You
The owner’s policy protects your ownership rights. Common covered problems include:
| Covered Problem | Example |
| Ownership disputes | A missing heir claims ownership rights |
| Errors in public records | Incorrect legal descriptions filed with the county |
| Fraud or forgery | A forged deed appears in the ownership chain |
| Unpaid liens | Old contractor, tax, or HOA liens surface after closing |
| Boundary disputes | Neighbor encroachments affect the property line |
| Hidden easements | Utility or access easements reduce property use |
| Identity fraud on title | Someone impersonated a prior owner |
The owner’s policy remains active as long as you or your heirs own the property. There are no renewal premiums.
Lender’s Policy, What It Covers for the Lender
The lender’s policy protects the mortgage lender, not the homeowner. Most South Carolina lenders require this policy before funding a mortgage. Coverage ends when the mortgage is paid off or refinanced. Even if the buyer pays for the lender’s policy, the lender is the insured party. That’s why many listing and selling agents recommend purchasing an owner’s policy.
Schedule B, What’s NOT Covered
Every South Carolina title commitment lists exceptions excluded from coverage. Common exceptions include:
- Property taxes not yet due or payable
- HOA or subdivision restrictions
- Survey and boundary matters
- Easements recorded in public records
- Rights of tenants or occupants
- Utility, drainage, or conservation easements
Some exceptions may be modified or removed through endorsements. Review the title commitment carefully before closing because the title search may reveal issues like liens, easements, and even lis pendens. If these are listed as “exceptions,” the title insurance usually will not cover them later.
Other Things Title Insurance Doesn’t Cover
Title insurance also usually excludes:
- Problems you already knew about
- Title defects created after the policy date
- Zoning or building code violations
- Environmental hazards
- Government takings not recorded at the policy date
Who Pays for Title Insurance in South Carolina?
In South Carolina, who pays for title insurance depends on local custom and negotiation between the buyer and seller. In many South Carolina transactions:
- Sellers commonly pay for the owner’s title insurance policy
- Buyers commonly pay for the lender’s title policy and loan-related title fees
Typical Cost Split in South Carolina
| Closing Cost | Who Usually Pays |
| Owner’s title insurance | Seller in many transactions |
| Lender’s title insurance | Buyer |
| Attorney / settlement fees | Split or negotiable |
| Recording fees | Buyer |
| Transfer taxes / deed stamps | Seller |
| Survey | Negotiable |
| Title endorsements | Negotiable |
| HOA transfer fees | Seller |
| Loan-related title fees | Buyer |
South Carolina charges deed recording fees and deed stamps based on the property value, which are usually paid by the seller. None of these customs are required by South Carolina law. Everything is negotiable in the purchase contract.
Why Sellers Usually Pay for the Owner’s Policy in South Carolina
In most South Carolina home sales, the seller usually pays for the owner’s title insurance policy. The reason is straightforward: the seller is expected to transfer clear and marketable title to the buyer at closing. The owner’s policy supports that obligation.
If a title issue tied to the seller’s ownership later appears, the buyer’s owner’s policy can help cover legal defense costs and financial losses.
South Carolina purchase agreements typically specify who pays for title insurance directly in the contract. While seller payment is common across much of the state, all title-related costs remain negotiable.
Local customs can vary between Charleston, Columbia, Greenville, Myrtle Beach, Hilton Head, coastal communities, and rural counties. The final allocation of costs is agreed upon before closing and written into the purchase agreement.
Why Buyers Pay Loan-Related Title Costs
The lender’s title insurance policy exists because the buyer is financing the purchase.
South Carolina mortgage lenders require a lender’s title policy to protect the mortgage securing the loan. Since the buyer is obtaining financing, the buyer usually pays for the lender’s policy and most loan-related title charges.
These fees appear on the buyer’s Closing Disclosure, generally under:
- Section B (services the borrower did not shop for)
- Section C (services the borrower could shop for)
Title Insurance Costs Are Negotiable
South Carolina title insurance rates are not fixed by the state. Title insurers and settlement providers file their own pricing schedules, meaning premiums and related fees can vary between companies. Who pays for title insurance and settlement-related costs remains negotiable.
Common arrangements include:
- A buyer offering to pay for the owner’s policy in a competitive market
- A seller in a slow market offering to cover buyer-side endorsements or fees
- Builders paying owner’s title insurance on newly constructed homes or condos
- Buyers and sellers splitting settlement expenses
- Relocation companies allocating title costs based on corporate policy
These negotiations happen during the contract stage, not at the closing table.
Other South Carolina Title Insurance Costs and Endorsements
The base title premium is only part of the total title-related closing costs in South Carolina. Most transactions also include endorsements, attorney fees, recording charges, and settlement-related services.
Common South Carolina Title Endorsements
- ALTA 9 Endorsement (Restrictions, Encroachments, Minerals): Frequently required by lenders.
- Access Endorsement: Confirms legal access to the property.
- Condominium Endorsement: Common for condo financing.
- Planned Unit Development (PUD) Endorsement: Used in HOA-governed communities.
- Survey Endorsement: Adds protection related to survey and boundary issues.
- Environmental Protection Lien Endorsement: More common in commercial transactions.
Endorsement pricing varies based on the insurer and transaction structure.
Other Title-Related Closing Costs
South Carolina buyers and sellers may also encounter these fees:
- Attorney closing fee: $700–$2,0
- Settlement or escrow fee: $300–$900
- Recording fees: $50–$300 depending on county and document count
- South Carolina deed recording and transfer charges
- Wire transfer fee: $25–$50 per wire
- Survey costs when required: $400–$1,200
- HOA or condominium document fees
- Mobile notary or signing fees
- Courier and processing charges
For a $450,000 financed South Carolina home purchase, total title and settlement-related charges commonly run $4,000–$7,500 across both sides of the transaction, excluding prepaid taxes and insurance.
South Carolina Title Insurance vs. Other States
South Carolina uses a competitive-rate title insurance system. Title insurers set their own rates instead of following a state-mandated pricing schedule.
| State | How Rates Are Set | Owner’s Policy on $400K Home (Approx.) | Who Usually Pays Owner’s Policy |
| South Carolina | Companies set their own rates | $1,500–$2,800 | Usually Seller |
| Texas | State sets rates (TDI) | $2,262 | Seller |
| Florida | State sets rates | $2,075 | Seller in most counties; Buyer in Miami-Dade and Broward |
| California | Companies set their own rates | $1,200–$2,500 | Buyer in Southern CA / Seller in Northern CA |
| New York | State-regulated filed rates | $2,500+ | Usually Buyer |
Approximate figures for comparison. Actual premiums vary based on insurer, county, property value, endorsements, and transaction structure.
What this means for South Carolina buyers: shopping title companies, attorneys, and settlement providers can affect both premiums and settlement-related fees.
How to Read a South Carolina Title Commitment
Before closing, the title company issues a title commitment. This document explains the conditions under which title insurance will be issued after closing. A South Carolina title commitment generally includes:
- Ownership information. Current owner, vesting details, and legal description.
- Requirements before closing. Mortgage payoffs, lien releases, signatures, and other conditions.
- Exceptions from coverage. Easements, taxes, HOA restrictions, coastal rights, utility rights, and recorded encumbrances.
- Policy information. Coverage amounts, insured parties, and policy type.
The exceptions section is especially important to review carefully. This matters even more in South Carolina because some coastal and resort properties may involve flood-zone concerns, beach access easements, marshland restrictions, or HOA-related limitations.
If a buyer wants additional protection against certain risks or exceptions, additional endorsements may be required before closing.
Can You Shop for Title Insurance in South Carolina?
Yes, and shopping can significantly affect your total closing costs. South Carolina buyers can compare title insurers, attorneys, and settlement providers before closing. What can vary between providers:
- Owner’s and lender’s policy premiums
- Attorney and settlement fees
- Wire and processing charges
- Service speed and communication
- Experience with coastal, condominium, resort, estate, investment, and commercial property transactions
- Remote signing and electronic closing availability
- Overall closing coordination and customer service
A smart move: request estimates from multiple providers before finalizing the contract. The total difference can amount to several hundred dollars.
Federal law under RESPA, 12 USC §2608 prohibits sellers from requiring buyers to use a specific title company as a condition of the sale.
Is Owner’s Title Insurance Worth It in South Carolina?
Owner’s title insurance is not legally required in South Carolina. But most attorneys, lenders, and real estate professionals strongly recommend it. South Carolina properties can face title risks involving:
- Unknown liens
- Boundary disagreements
- Coastal access disputes
- Forged deeds
- Probate issues
- Recording mistakes
- Unreleased mortgages
Here’s a practical example. A previously undiscovered easement dispute surfaces after closing on a $650,000 Myrtle Beach property. A neighboring property owner claims legal beach-access rights across part of the lot based on an older recorded easement.
Without owner’s title insurance, the homeowner may need to pay substantial legal costs to defend ownership rights. With an owner’s policy, the title insurance company handles the defense and resolution within the policy coverage limits.
The premium is paid once at closing, and the protection lasts as long as the owner or their heirs maintain an interest in the property.
Bottom Line
South Carolina title insurance operates under a competitive-rate system rather than state-fixed pricing.
On a typical financed South Carolina purchase:
- The seller often pays for the owner’s policy
- The buyer usually pays for the lender’s policy
- Attorney and settlement fees may be shared between both parties
- Premiums and closing costs vary by provider
Unlike Texas, shopping around in South Carolina can reduce both title insurance premiums and settlement-related charges.
The owner’s policies protect the buyer’s ownership rights, while the lender’s policies protect the mortgage lender’s loan interest.
The premium is a one-time payment made at closing, but the protection can last for decades.
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Frequently Asked Questions
South Carolina title insurance premiums vary based on the title insurance company, property location, policy type, and optional coverage selections. For a $400,000 home purchase, an owner’s title insurance policy typically costs between approximately $1,500 and $2,800. Additional settlement, closing, endorsement, and attorney-related fees may also impact the total transaction cost.
In many South Carolina real estate transactions, the seller customarily pays for the owner’s title insurance policy. However, this is negotiable and can vary depending on local practices, market conditions, and the specific terms outlined in the purchase agreement.
Most South Carolina mortgage lenders require a lender’s title insurance policy before approving a home loan. An owner’s title insurance policy is optional but strongly recommended because it protects the buyer against potential title defects, liens, ownership disputes, recording errors, and other covered title issues.
An owner’s title insurance policy protects the homeowner’s legal ownership rights and financial interest in the property. A lender’s title insurance policy protects only the mortgage lender’s interest in the loan and does not provide coverage for the homeowner’s equity or ownership rights.
Yes. Homebuyers in South Carolina can compare title insurance providers, real estate attorneys, and settlement companies because title premiums, closing fees, and service costs may differ between providers.
An owner’s title insurance policy generally remains in effect for as long as the owner, or the owner’s heirs, retains an ownership interest in the property. A lender’s policy remains active until the mortgage loan is fully paid off, refinanced, or otherwise released.
Title insurance is not legally required for cash purchases because there is no mortgage lender involved. However, most real estate professionals still strongly recommend obtaining an owner’s title insurance policy because hidden title defects, liens, fraud, boundary disputes, or ownership claims may still arise after closing.
Yes. South Carolina is widely recognized as an attorney-closing state, and licensed real estate attorneys commonly oversee property closings, conduct title examinations, prepare legal documents, coordinate settlements, and manage the transfer of funds and ownership.
A title commitment is a preliminary document issued before closing that outlines the current ownership status of the property, lists conditions that must be satisfied before the final policy is issued, and identifies exceptions or matters that may not be covered under the title insurance policy.
The party responsible for paying for the owner’s title insurance policy often has significant influence over selecting the title company, settlement provider, or closing attorney. Depending on the transaction, buyers, sellers, real estate agents, lenders, and attorneys may all participate in the selection process during contract negotiations.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
