OUR MISSION

Whether you've lived in your Florence home for 30 years or you inherited a house and live out of state, South Carolina has a few rules that surprise sellers. Here's what to expect, so nothing at the closing table catches you off guard.

1. An Attorney Handles Every Closing

South Carolina is an "attorney state." A licensed SC attorney must oversee every real estate closing. The buyer usually chooses and pays for the closing attorney, but you can hire your own. As the seller, you'll typically pay for your own items, like preparing the deed and paying off and releasing your mortgage.

2. The Seller Disclosure Form Is the Law

If you're selling a home with 1 to 4 units, SC law requires you to give the buyer a completed and signed Residential Property Condition Disclosure Statement before you both sign a contract.

  • You can mark "No Representation" on items you truly don't know about, but you still must disclose problems you do know about.
  • If something changes before closing, you must give the buyer a corrected form or make reasonable repairs.
  • Homes built before 1978 also need the federal lead-based paint disclosure.

3. Your Closing Costs: Deed Stamps & Property Tax Proration

Deed stamps: SC charges a deed recording fee of $1.85 per $500 of the sale price ($3.70 per $1,000). By custom, the seller pays it. Examples: a $150,000 sale is about $555, a $250,000 sale about $925, and a $350,000 sale about $1,295.

Property taxes: SC home taxes are billed after the year they cover, so at closing you credit the buyer for your share of the year, and the buyer pays the full bill when it comes due.

4. Older Homes, Out-of-State Sellers & Your Next Home

Older home? Plan for the CL-100. Lenders require a CL-100 (Official SC Wood Infestation Report), usually dated within 30 days of closing. The buyer typically orders it, and sellers commonly pay to treat active infestation and repair damage up to an amount set in the contract. On older homes, a pre-listing CL-100 and inspection let you fix or price for issues on your terms.

Moving out of state, or selling an inherited home from afar? If your permanent home is outside SC at closing, the buyer must withhold SC income tax from your sale and send it to the SC Department of Revenue. You can give the buyer an affidavit so it's figured on your gain instead of the full amount, and you claim it back on your SC tax return. Ask your closing attorney or CPA about this early.

Buying your next home in SC? Don't forget to apply for the 4% legal residence tax rate on your new home. See New to SC: License, Taxes & Plates.

Selling a historic or older home in the Pee Dee? That's my specialty. I'll help you plan repairs, gather your home's records and updates, and market the character buyers can't find in new construction. What's your Pee Dee home worth? Or text or call me at (864) 300-4922.

This is general information, not legal or tax advice. Talk with your closing attorney or tax professional about your situation. Last updated October 2026.