Closing Costs in SC: Who Pays What in Charleston

Closing costs in SC can feel like a mystery until you see the closing statement. Here's the short version: buyers mostly pay costs tied to their loan, and sellers mostly pay costs tied to handing over the deed. Almost everything else is set by your contract. Below, I walk through who pays what when you buy or sell a home in Charleston, Mount Pleasant or anywhere in South Carolina, with the real state and county fees.

Buying or selling soon? I'll run a free closing cost estimate for your price point, including a seller net sheet if you're selling. Call or text me at (443) 864-2332.

Who Pays Closing Costs in SC?

Both sides pay something. The purchase contract decides most of it, and nearly every line can be negotiated. Here's how it usually breaks down.

Closing Costs in SC for Sellers

The deed recording fee. This is South Carolina's version of a transfer tax. It's $1.85 for every $500 of the sale price, made up of $1.30 for the state and $0.55 for the county. Under S.C. Code Title 12, Chapter 24, the fee is the seller's liability, and the buyer is only secondarily liable.

Here's what that looks like on this year's single-family median prices from the Charleston Trident Association of REALTORS® (CTAR), January through September 2026:

Commissions. Since August 17, 2024, buyers sign a written agreement with their agent before touring, and that agreement must say commissions are fully negotiable and not set by law, per the National Association of REALTORS®. Sellers can still agree to help with the buyer's costs. Talk this through before you list.

Your loan payoff and prorations. Your mortgage is paid off at closing from your proceeds. You'll also settle your share of the year's property taxes and any HOA dues.

Selling from out of state? If you're a nonresident seller, South Carolina law generally requires the buyer to withhold part of the payment for state income tax and send it to the SC Department of Revenue. You claim it back as a credit on your SC return. Ask your closing attorney about this early, since an affidavit can change the amount.

Capital gains. If the home was your main home for at least two of the last five years, you may be able to exclude up to $250,000 of gain, or $500,000 on a joint return, according to IRS Topic 701. Check with your tax advisor.

When you're ready to pick a listing date, my post on the best time to sell a house in Charleston SC covers what a year of local data shows.

Want to see your bottom line? Send me your address and I'll put together a free seller net sheet: your likely price range, the deed recording fee, payoff and prorations, all in one page. Call or text (443) 864-2332 or email [email protected].

Closing Costs in SC for Buyers

Loan costs. Your lender's costs, the appraisal, prepaid interest and the first deposits into your escrow account for taxes and insurance make up most of a buyer's closing costs. The lender lists them on your Loan Estimate.

Insurance. Your homeowners policy, and flood insurance if the lender requires it, are often paid up front. Get quotes during your due diligence period. My guide to Charleston SC flood zones explains which homes need flood coverage.

Recording fees. In Charleston County, it costs a flat $15 to record a deed and $25 to record a mortgage, per the county's Register of Deeds fee schedule.

Asking the seller to help. The South Carolina REALTORS® contract has a line where the seller agrees to pay the buyer's transaction costs up to a dollar amount you negotiate. That can cover loan costs, prepaid items, title insurance and inspections.

Why South Carolina Closings Use an Attorney

South Carolina is an attorney closing state. Starting with State v. Buyers Service in 1987, the South Carolina Supreme Court has held that the title search, preparing the documents, the closing itself, recording and disbursing the money must be done or supervised by a licensed South Carolina attorney. In practice, that means an attorney's office runs your closing and sends you the final numbers. Ask early who the attorney represents and what their fee covers.

How Property Taxes Are Split at Closing

In Charleston County, property tax bills go out in the fall and are due by January 15 of the following year, per the Charleston County Treasurer. So when you close, that year's bill often hasn't been paid yet. The closing attorney splits it by the days each side owned the home, and the seller usually credits the buyer for the seller's share.

Buyers, one more tax step: if the home will be your primary residence, apply for the 4% assessment rate. It isn't automatic. My guide to moving to Charleston SC explains how.

FAQ

Does the seller pay closing costs in SC?

Yes. The seller pays the deed recording fee, paying off their own mortgage, their share of property taxes and any commissions they agreed to. A seller can also agree in the contract to cover some of the buyer's costs.

How much is the deed recording fee in SC?

$1.85 for every $500 of the price. On a $560,000 home, that's $2,072.

When will I see my final closing costs?

If you're getting a mortgage, your lender must give you a Closing Disclosure at least three business days before closing, per the Consumer Financial Protection Bureau. Compare it with your Loan Estimate line by line.

Get Your Closing Costs in Writing Before You Sign

The best time to know your closing costs is before you make or accept an offer. I'm happy to run the numbers for you. If you're selling, I'll put together a free net sheet for your home. If you're buying, I'll walk you through the costs on your Loan Estimate and what to ask the seller to cover.

Call or text me at (443) 864-2332, or email [email protected].

Talk soon,
Jameson

This post is general information, not legal or tax advice. Fees are as of November 2026. Market data from CTAR; past results don't guarantee future ones.