South Carolina Closing Costs: What Buyers Should Expect

Are you wondering how much cash you will need to close on a home in South Carolina? If you are buying for the first time or moving from another state, the line items can feel confusing. In this guide, you will learn what buyers typically pay, how South Carolina’s due diligence fee works, what is negotiable, and smart tips for York County communities like Fort Mill, Tega Cay, and Rock Hill. Let’s dive in.

What closing costs include

Closing costs are the one-time fees and prepaids you pay to complete your purchase. For most buyers, the total typically falls around 2% to 5% of the purchase price. Your exact amount depends on your loan, purchase price, and local fees. You will see a detailed breakdown on your lender’s Loan Estimate and your Closing Disclosure.

What South Carolina buyers pay

Loan-related fees

• Origination or lender fees. This may be a flat fee or a small percentage and can sometimes be offset with lender credits.
• Discount points. Optional if you choose to buy down your interest rate. One point equals 1% of the loan amount.
• Appraisal, credit report, flood certification, and tax service. The appraisal is usually a few hundred dollars and is required by most lenders.
• Recording charges. Expect county recording fees for your mortgage documents.

Title and closing fees

• Lender’s title insurance policy. Typically a buyer expense because it protects the lender.
• Owner’s title insurance policy. Often paid by the seller in many South Carolina markets, but this is negotiable and should be confirmed locally.
• Title search, title exam, and settlement or closing fees. These are paid to the closing attorney or title company. Settlement fees are sometimes split, depending on the contract.

Prepaids and escrows

• Prepaid interest. Covers the period from funding through your first payment date.
• Homeowner’s insurance. Lenders usually require proof of the first year’s premium paid at or before closing.
• Property tax proration and escrow setup. Taxes are prorated between buyer and seller. If your lender requires an escrow account, you will deposit initial funds for taxes and insurance.
• HOA dues and transfer fees. These may include prorated dues and a transfer fee and can be negotiated.

Inspections and surveys

• Home inspection plus any specialty inspections, such as termite, radon, well, septic, or sewer scope. These are usually buyer-paid.
• Survey, if your lender requires one. Fees vary by property and provider.

Other common items

• Earnest money deposit. Held in escrow and credited to you at closing.
• Due diligence fee. A South Carolina custom that is separate from earnest money. See details below.
• Attorney fees. South Carolina closings often involve attorneys. Fees vary by provider and scope.

South Carolina customs that affect your budget

Due diligence fee basics

Many South Carolina contracts include a negotiated due diligence fee that you pay directly to the seller when you go under contract. This compensates the seller for taking the property off the market during your inspection period. It is separate from earnest money and is often nonrefundable once you pass the due diligence period unless your contract states otherwise.

Earnest money vs. due diligence

In South Carolina you may provide both. Earnest money is held in escrow and credited to you at closing. The due diligence fee goes to the seller and is separate from closing funds. The amounts and timelines are negotiable, so know your dates and terms before you sign.

Attorney involvement at closing

It is common in South Carolina for a real estate attorney to conduct the closing and handle title work. Some lenders require attorney review. You will see attorney or settlement fees on your final statement, and these may differ from pure title company fees.

Owner’s title insurance custom

In many local markets the seller often pays for the owner’s title policy, while the buyer pays the lender’s policy. This is a custom, not a rule. Confirm what is typical in your neighborhood and negotiate in your offer.

Taxes and prorations

Property taxes are prorated at closing. Your local tax calendar and any assessments can affect your cash to close. If your lender requires an escrow account, you will fund initial reserves at closing so future tax and insurance bills can be paid on schedule.

How SC differs from nearby states

• Due diligence fee. South Carolina commonly uses a nonrefundable due diligence fee paid to the seller, which you may not see in some neighboring states.
• Title policy custom. Sellers often cover the owner’s policy in parts of South Carolina. In other regions, buyers pay it. Always confirm and negotiate.
• Who conducts closing. Attorney-led closings are common in South Carolina, which can be new for out-of-state buyers.
• Forms and timelines. South Carolina uses state-specific contracts and disclosures. Do not assume other states’ forms apply.

York County checklist: Rock Hill, Fort Mill, Tega Cay

• Confirm who pays the owner’s title policy in current local practice and reflect that in your offer.
• Clarify your due diligence fee amount, whether it is credited, and your deadlines. Confirm where earnest money is held and when it will be applied.
• Request your lender’s Loan Estimate early and ask the closing attorney or title company for a preliminary fee sheet.
• Budget for inspections and decide in advance how you want to handle repair requests or credits.
• Ask about HOA transfer fees and condo or community document charges. Many neighborhoods in Fort Mill, Tega Cay, and Rock Hill have association-related costs.
• For exact dollar amounts on recording fees and property tax schedules, contact the York County Register of Deeds and County Treasurer or your chosen closing provider.

Example cost range on a $300,000 home

Every deal is different, but a common estimate for buyer closing costs is about 2% to 5% of the purchase price. On a $300,000 purchase, that is roughly $6,000 to $15,000. This excludes your down payment and any due diligence fee you paid at contract. Your lender and closing attorney will provide exact figures as you move through underwriting.

What can be inside that estimate:

• Loan fees. Origination and any discount points, which vary by lender and program.
• Appraisal and standard lender charges.
• Title, settlement, and recording fees.
• Prepaid items. First-year homeowner’s insurance, prepaid interest, and initial escrow deposits.
• Inspections and any required survey.

What is negotiable vs. fixed

Often negotiable

• Due diligence fee amount and the length of the due diligence period.
• Who pays the owner’s title insurance policy.
• Seller concessions toward your closing costs or a rate buy-down.
• Credits in lieu of repairs after inspections.
• HOA transfer fee responsibility.

Usually not negotiable

• Lender-required items like appraisal, flood certification, and mortgage insurance when applicable.
• Escrow requirements set by your lender.
• County recording fees and statutory charges.

Red flags to avoid

• Nonrefundable outlays you did not plan for. Confirm how the due diligence fee works in your contract.
• Missing or late disclosures. You should receive a Loan Estimate early in the process and a Closing Disclosure at least three business days before closing.
• Title exceptions that limit your rights. Review the title commitment for liens, judgments, or restrictive covenants.

Steps to stay on budget

1. Get preapproved and ask your lender for a detailed fee breakdown with and without points.
2. Before you write an offer, discuss due diligence and earnest money strategies so you are comfortable with the risk and cash timing.
3. Confirm local customs on owner’s title policy and HOA transfer fees. Use that knowledge to strengthen your negotiation.
4. Order inspections early so you have time to negotiate repairs or credits within your due diligence period.
5. Review your Closing Disclosure as soon as it is issued and ask for clarifications on any line item.

Buying in York County should feel exciting, not overwhelming. If you want a clear estimate and a smooth path from offer to keys, our team is happy to walk you through each step and coordinate your lender, attorney, and inspections. For local guidance on Rock Hill, Fort Mill, and Tega Cay, connect with Paige Boykin. Let’s walk you home.

FAQs

In South Carolina, what are typical buyer closing costs?

• Most buyers can expect about 2% to 5% of the purchase price, plus any separate due diligence fee and your down payment.

How does the South Carolina due diligence fee work?

• It is paid to the seller at contract, separate from earnest money, and is often nonrefundable after the due diligence period unless your contract states otherwise.

Who usually pays the owner’s title insurance policy in SC?

• In many South Carolina markets the seller often pays, but it is a negotiable term that you should confirm and include in your offer.

Are HOA transfer fees common in York County?

• Many communities in Fort Mill, Tega Cay, and Rock Hill have HOA transfer or document fees. Amounts vary and can be negotiated between buyer and seller.

Will an attorney handle my closing in South Carolina?

• Attorney involvement is common and often required by lenders. You should budget for attorney or settlement fees as part of closing costs.

When will I see my final closing numbers?

• You should receive a Loan Estimate early and a Closing Disclosure at least three business days before closing, along with a settlement statement from the closing provider.