Why a short move south can mean major savings

At the House of Krasnoff, we love a good “hidden gem” moment—and here’s one that never fails to surprise Charlotte buyers:

Crossing the state line into South Carolina could save you thousands of dollars in property taxes every single year.

Yes, the homes are beautiful. Yes, the schools are strong. But let’s talk about the part that makes your CPA smile: taxes.

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The Big Picture: NC vs. SC Property Tax Rates

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  Mecklenburg County, NC: Property tax rates hover around 1.30% of assessed value.

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  York & Lancaster Counties, SC: Closer to 0.50%–0.60% on owner-occupied homes.

Translation: On a $600,000 home, that’s roughly $7,800/year in Mecklenburg versus $3,000–$3,600/year in York or Lancaster County.

That’s $4,000+ back in your pocket every single year.

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The Legal Magic: The SC Primary Residence Discount

South Carolina takes it a step further with the “4% Primary Residence Assessment Ratio.”

If you buy a home and live in it as your primary residence, you qualify for this drastically reduced tax rate (compared to the 6% investment property rate).
Charlotte buyers who move just across the border often find their tax bill drops by half or more—without giving up proximity to the city.

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What Those Savings Actually Mean

Those annual savings can add up fast:

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  Over 5 years: $20,000+ saved 

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  Over 10 years: $40,000–$50,000+ saved

And it’s not just about savings—it’s about buying power. Lower property taxes mean lower monthly payments, which can boost your purchasing budget. That dream kitchen? The backyard pool? Suddenly more realistic.

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The “But Wait” Fine Print

Because we’re not just pretty houses—we’re thorough.
Here are a few things to know:

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  You must apply for the 4% primary residence rate once you close.

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  It’s only for your primary residence (not second homes or rentals).

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  Some neighborhoods may have special assessments or HOA fees that vary.

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  If you move out and rent the home later, the rate goes back up to 6%.

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Why This Matters for Charlotte Buyers

Charlotte keeps growing, and so do home prices. By jumping just over the border into Fort Mill, Tega Cay, Indian Land, or Rock Hill, you get:

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  Lower taxes

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  Often more square footage for the same price

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  The same short commute

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  And yes…a smaller check to the county every year

It’s one of the most powerful (and overlooked) ways to stretch your budget without sacrificing lifestyle.

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Bottom Line

Moving just a few miles south of Charlotte isn’t just about changing your address.
It’s about changing your numbers.

At the House of Krasnoff, we love showing buyers how a smart move can save them thousands—because luxury feels even better when it’s also a savvy decision.