Buying a home in South Carolina costs more than just the down payment. Before you get the keys, you also pay closing costs. These are fees charged by your lender, closing attorney, county register of deeds, and other parties to finalize the transaction.
For most South Carolina buyers, closing costs run between 2% and 5% of the purchase price. On a $350,000 home, that is $7,000 to $17,500. The exact amount depends on your loan type, lender, property taxes, insurance costs, and what you negotiate with the seller.
South Carolina has a few rules that make closing costs different from other states. The state charges deed recording fees when property ownership transfers. Attorney closings are required by law. Coastal properties may require flood insurance. And title insurance practices are more attorney-driven than in many other states.
This guide breaks down every buyer closing cost in South Carolina, explains who pays what, and shows you how to reduce what you owe at closing.
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Buyer Closing Costs
- What Makes South Carolina Closing Costs Different?
- Who Pays Closing Costs in South Carolina?
- Who Pays Title Insurance in South Carolina?
- Complete Breakdown of Buyer Closing Costs in South Carolina
- When Do Buyers Find Out Their Exact Closing Costs?
- How to Reduce Closing Costs in South Carolina
- Selling Your South Carolina Home?
- Frequently Asked Questions
What Makes South Carolina Closing Costs Different?
South Carolina Charges Recording and Transfer Fees
South Carolina charges deed recording fees and transfer-related recording taxes when property ownership transfers from seller to buyer.
The deed recording fee is generally based on the property’s sale price, with transfer taxes typically calculated at approximately $1.85 per $500 of value, although counties may add additional local recording charges.
In most South Carolina home sales, the seller commonly pays deed transfer taxes, although the purchase contract can negotiate a different arrangement.
Attorney Closings Are Required
South Carolina law requires licensed attorneys to oversee residential real estate closings.
Closing attorneys handle title searches, escrow management, document preparation, settlement coordination, and recording. Because attorney involvement is mandatory, legal fees are a standard part of buyer closing costs.
Coastal Properties May Require Flood Insurance
South Carolina’s coastal markets, including Charleston, Myrtle Beach, and Hilton Head, often include homes located in FEMA flood zones.
Buyers purchasing coastal or waterfront properties may need separate flood insurance policies, increasing prepaid insurance costs at closing.
Property Taxes Are Relatively Low
South Carolina property taxes are generally lower than the national average compared with many states.
At closing, buyers may still need to prepay several months of property taxes into escrow depending on the loan type and closing date.
Homeowners Insurance Costs Can Be Higher Near the Coast
Coastal storm exposure and hurricane risk can increase homeowners insurance premiums in certain South Carolina markets.
Buyers should request insurance quotes early in the process to avoid surprises before closing.
Who Pays Closing Costs in South Carolina?
Most closing costs in South Carolina are negotiable. But custom and contract terms usually determine who pays for what. Here is how costs are typically split:
What Buyers Usually Pay
| Buyer Expense | Typical Cost |
| Loan origination fee | 0.5%-1% of loan amount |
| Appraisal fee | $450-$850 |
| Home inspection | $350-$800 |
| Credit report and underwriting fees | $100-$1,000 combined |
| Survey fee, if required | $400-$1,500 |
| Attorney and settlement fees | $700-$2,500 |
| Prepaid property taxes | Varies by county and closing date |
| Homeowners insurance, first year | $1,500-$5,000+ |
| Flood insurance, if required | Varies by flood zone |
| Lender’s title insurance policy | Based on loan amount |
| Recording fees | $50-$300 |
| HOA transfer fees, if applicable | $200-$1,500+ |
| FHA/PMI mortgage insurance, if applicable | Varies by loan and down payment |
What Sellers Usually Pay
| Seller Expense | Typical Responsibility |
| Real estate agent commissions | Seller |
| South Carolina deed transfer taxes | Seller, commonly |
| Owner’s title insurance policy | Seller, commonly |
| Existing mortgage payoff | Seller |
| HOA resale certificate | Seller |
| Property tax prorations | Shared/prorated |
| Repair credits negotiated in contract | Seller, if agreed |
Buyer vs Seller at a Glance
| Expense | Buyer | Seller |
| Loan fees | Yes | |
| Appraisal | Yes | |
| Home inspection | Yes | |
| Attorney fees | Yes | Yes |
| Lender’s title policy | Yes | |
| Owner’s title policy | Yes, commonly | |
| Agent commissions | Yes | |
| Transfer taxes | Yes, commonly | |
| Recording fees | Yes | Yes |
| Property tax prorations | Shared | Shared |
All of these costs are negotiable. Sellers can offer to cover some buyer costs as a concession, especially in slower markets.
Who Pays Title Insurance in South Carolina?
There are two title insurance policies in most South Carolina home purchases. The seller typically pays for one. The buyer pays for the other.
| Policy | Who Typically Pays | Who It Protects | How Long It Lasts |
| Owner’s title policy | Seller, commonly | The buyer | As long as buyer or heirs own the home |
| Lender’s title policy | Buyer | The mortgage lender | Until the loan is paid off |
The owner’s policy protects the buyer if a title problem comes up after closing, such as unpaid liens, forged deeds, recording errors, boundary disputes, or undisclosed easements. The lender’s policy only protects the mortgage company, not the buyer.
Because South Carolina title insurance varies by insurer and attorney practice, premiums differ between providers. Here are estimated owner’s title policy premiums for typical South Carolina transactions:
| Home Purchase Price | Estimated Owner’s Policy Premium |
| $250,000 | $1,000 |
| $350,000 | $1,400 |
| $500,000 | $2,000 |
| $750,000 | $3,000 |
| $1,000,000 | $4,100 |
Source: South Carolina title insurance rate estimates based on regional industry averages and publicly available market data, 2026.
Ask the closing attorney early whether the property qualifies for a reissue discount. If a prior title insurance policy exists, buyers may qualify for reduced premiums.
Complete Breakdown of Buyer Closing Costs in South Carolina
| Fee | What It Covers | Typical Cost |
| Loan origination fee | Lender’s charge for processing your mortgage | 0.5%-1% of loan amount |
| Appraisal fee | Confirms the home’s market value before the lender approves the loan | $450-$850 |
| Home inspection | Identifies structural or mechanical issues before closing | $350-$800 |
| Credit report fee | Lender’s cost to pull your credit file | $30-$75 |
| Underwriting fee | Lender’s review and approval of your loan file | $300-$900 |
| Survey fee | Confirms property boundaries and improvements | $400-$1,500 |
| Attorney and settlement fees | Legal review and management of the closing process | $700-$2,500 |
| Prepaid property taxes | Months of property tax paid into escrow at closing | Varies by county |
| Homeowners insurance | First-year premium paid before closing | $1,500-$5,000+ |
| Flood insurance | Required in certain FEMA flood zones | Varies |
| Lender’s title insurance | Protects the lender’s financial interest in the property | Based on loan amount |
| Recording fees | County recording charges for mortgage documents | $50-$300 |
| HOA transfer fee | Covers HOA documentation and ownership transfer | $200-$1,500+ |
| FHA/PMI mortgage insurance | Required for FHA loans and low-down-payment conventional loans | Varies |
Estimated Total Closing Costs by Home Price
| Home Price | Estimated Buyer Closing Costs | Range |
| $250,000 | $5,000-$12,500 | 2%-5% |
| $350,000 | $7,000-$17,500 | 2%-5% |
| $500,000 | $10,000-$25,000 | 2%-5% |
Cash buyers typically pay less because they skip most lender-related fees: no appraisal required by a lender, no underwriting fee, no lender’s title policy, and no mortgage insurance.
When Do Buyers Find Out Their Exact Closing Costs?
Loan Estimate
Within three business days of submitting a mortgage application, your lender must give you a Loan Estimate. This document shows your estimated closing costs, loan terms, interest rate, and monthly payment. The Loan Estimate is not final. Fees can change before closing. But lenders are legally limited in how much certain fees can increase between the estimate and the final numbers.
Closing Disclosure
At least three business days before closing, your lender sends the Closing Disclosure. This shows the final version of every cost you will pay at closing. Compare the Closing Disclosure to your Loan Estimate line by line. If a fee increased significantly, ask your lender to explain it before closing day. You have the right to ask questions and get answers.
How to Reduce Closing Costs in South Carolina
Negotiate seller concessions. In slower markets, buyers can ask sellers to cover part of the closing costs. This is written into the purchase contract as a seller credit. In competitive markets, sellers are less likely to agree, but it is always worth asking.
Compare lenders. Origination fees, underwriting fees, discount points, and lender credits vary between lenders. Getting Loan Estimates from multiple lenders can save hundreds or thousands of dollars.
Compare attorney fees. Because attorney closings are required in South Carolina, settlement and legal fees can vary between law firms. Ask for itemized fee estimates before selecting a closing attorney.
Ask about reissue discounts. If the property already has a recent title insurance policy, buyers may qualify for reduced title insurance premiums.
Review insurance costs early. Buyers purchasing coastal or hurricane-exposed properties should request homeowners and flood insurance quotes early in the process.
Check South Carolina homebuyer programs. South Carolina State Housing Finance and Development Authority programs may help qualified buyers with down payment assistance and closing costs depending on income and eligibility requirements.
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Frequently Asked Questions
South Carolina buyers typically pay 2% to 5% of the home’s purchase price in closing costs. On a $350,000 home, that equals approximately $7,000 to $17,500. The final amount depends on factors such as the mortgage loan type, lender fees, insurance costs, prepaid expenses, property location, and negotiated contract terms between the buyer and seller.
Buyer closing costs in South Carolina commonly include lender fees such as loan origination charges, underwriting fees, appraisal costs, and credit report fees. Buyers also pay title-related expenses, attorney fees, escrow charges, prepaid property taxes, homeowners insurance premiums, recording fees, and government-related charges. Depending on the property location and financing terms, buyers may also pay flood insurance premiums, HOA transfer fees, inspection costs, prepaid interest, and mortgage insurance expenses.
In many South Carolina real estate transactions, the seller commonly pays for the owner’s title insurance policy while the buyer pays for the lender’s title insurance policy required by the mortgage lender. However, these costs are negotiable and are determined by the terms outlined in the purchase agreement.
Yes. South Carolina charges deed recording and transfer-related taxes when property ownership changes hands. These taxes are commonly paid by the seller, although responsibility for payment can be negotiated during the transaction depending on the contract terms.
Yes. Many buyer closing costs in South Carolina are negotiable. Buyers can request seller concessions to help cover part of the closing expenses, compare lender fees from multiple mortgage providers, and review attorney settlement services to reduce overall transaction costs.
In some situations, yes. Many lenders offer lender credits in exchange for a slightly higher mortgage interest rate, helping reduce the upfront cash required at closing. Certain mortgage programs may also allow eligible closing costs to be financed into the mortgage balance. Availability depends on the lender, loan type, property value, and borrower qualifications.
Yes. South Carolina law requires licensed attorneys to oversee residential real estate closings. Attorneys commonly handle title review, document preparation, settlement coordination, escrow management, and the final closing process.
Properties located near the coast or within FEMA-designated flood zones may require separate flood insurance policies. These insurance requirements can significantly increase prepaid insurance expenses due at closing and may also raise ongoing monthly housing costs. Coastal properties are especially more likely to require flood coverage because of hurricane and storm surge risks.
Yes, although cash buyers generally pay significantly lower closing costs than financed buyers. Cash purchases avoid many lender-related expenses such as underwriting fees, lender-required appraisals, lender’s title insurance policies, and mortgage insurance premiums. However, cash buyers still commonly pay attorney fees, title charges, recording costs, inspections, and other negotiated settlement expenses.
Closing costs are paid on the official closing day along with the buyer’s remaining down payment and prepaid expenses. Federal lending regulations require lenders to provide a final Closing Disclosure at least three business days before settlement, detailing the exact cash-to-close amount needed to complete the transaction.
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.
