When relocating to South Carolina—especially to popular areas like Fort Mill, Tega Cay, or Lake Wylie—out-of-state buyers often focus on the price of the home but forget to budget for closing costs. These fees can surprise buyers moving in from Charlotte, the Northeast, or the West Coast, where closing cost structures may look very different.

Let’s walk through what you need to know before writing your offer.

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What Are Closing Costs?

Closing costs are the fees and expenses you’ll pay at the end of the home purchase transaction. In South Carolina, these typically include:

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  Attorney fees (South Carolina is an attorney-closing state)

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  Title search & title insurance

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  Recording fees & deed stamps (transfer tax)

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  Loan origination & lender fees (if financing)

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  Prepaids (taxes, homeowners insurance, interest)

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  HOA transfer or capital contribution fees (if applicable)

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Typical Closing Cost Range in South Carolina

For out-of-state buyers, expect:

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  2% – 5% of the purchase price in total closing costs

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  On a $500,000 Fort Mill home, that’s $10,000 – $25,000 depending on loan type and prepaid items

>>>Important to note: Not all lenders charge the same fees. Some may have higher origination costs, underwriting fees, or “junk fees” that others don’t include. That’s why it pays to compare at least two loan estimates before deciding on a lender—especially if you’re moving from a state where closing costs are structured differently.

Because South Carolina property taxes are lower than many northern states, prepaids are often less than what you’re used to—but the attorney closing requirement may be new if you’re coming from a state where title companies handle closings.

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Who Pays What in South Carolina?

This is where out-of-state buyers often get confused. In South Carolina:

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  Buyers typically pay: lender fees, attorney fees, title search, title insurance, inspections, appraisal, survey, prepaids (taxes, insurance, interest).

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  Sellers typically pay: deed preparation, deed stamps (transfer taxes), agent commissions, and often the buyer’s home warranty if negotiated.

Unlike some states, sellers in South Carolina do not usually pay for title insurance or buyer’s closing costs (unless specifically negotiated).

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South Carolina vs. North Carolina

If you’re moving from Charlotte across the state line, here are a few key differences:

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  Attorney closings are required in South Carolina, whereas North Carolina buyers often see either attorney or title company involvement.

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  Transfer taxes in SC (called deed stamps) are lower than some buyers expect—$1.85 per $500 of property value.

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  Property taxes in SC are lower for primary residents, but second homes or investment properties are taxed at a higher rate.

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House of Krasnoff’s Take

Closing costs don’t need to be intimidating—as long as you plan for them early. Out-of-state buyers moving into York County or Lancaster County should budget conservatively at 3–4% of the purchase price and lean on their real estate agent and closing attorney to walk through the numbers before making an offer.

And remember: lenders are not all created equal. A little shopping around could save you thousands at the closing table. Of course we know a guy too!

When you know what to expect, you can focus on the fun part—turning your new South Carolina house into a home.