Planning to buy a house in South Carolina this year?
With its warm climate, affordable living, and beaches, South Carolina is an appealing choice for your next home. Whether you're considering buying a house in Charleston, Columbia, or Greenville, it's important to start your search with some knowledge of the local housing market.Buying a house in South Carolina can feel stressful — it’s a big financial decision. That’s why we created this comprehensive guide about how to buy a house in South Carolina. This guide will help you simplify the process, save time and money, and find your next home in the Palmetto State.
⚡ Get started: Match with top buyer’s agents near you and get cash back at closing.
1. Assess your financial readiness
Before you start house hunting in South Carolina, it’s crucial to understand the state of your finances and what you can afford in a home.
Save for a down payment
While some loans allow down payments as low as 3.5% (FHA) or even 0% (VA), a larger down payment can reduce your monthly costs and help you avoid private mortgage insurance (PMI). 20% is the recommended down payment for home buyers. For a median value South Carolina home, that would be around $79,800.
If you can’t afford a 20% down payment, you have options! Consider choosing an FHA or VA loan, or check out some of South Carolina’s down payment assistance programs.
Check your credit score
Your credit score plays a vital role in determining your mortgage interest rate and loan options. Most lenders consider scores above 740 to be excellent, while scores below 620 may make obtaining a conventional mortgage challenging.
| Loan | Down payment | Credit score requirement |
| Conventional loan | 20% or <20% with PMI | 620 |
| FHA loan (Higher down payment option) | 10% | 500 |
| FHA loan (Lower down payment option) | 3.5% | 580 |
| VA loan | 0% | Varies by lender, but usually 620 |
2. Compare South Carolina down payment assistance programs
If you’re struggling to afford a down payment, South Carolina offers several programs to help homebuyers with this cost.
| DPA program | Max household income | Max purchase price | Credit score |
| Neighborhood Redevelopment Down-payment Assistance | $39,350 - $74,200 | Varies | Varies |
| CDBG Target Area Down-payment Assistance | $39,350 - $74,200 | Varies | Varies |
| Chenoa Fund FHA Down Payment Assistance Repayable | Varies | $766,550 | 600 |
| Chenoa Fund FHA Down Payment Assistance Forgivable | Varies | $766,550 | 600 |
Details
- Down payment amount: Amount of assistance varies and depends on the home purchased and will be provided on a case-by case basis.
- Max household income: $39,350 - $74,200
- Max house price: Varies
- Credit score: Varies
- Provider: City of Florence - Community Services
- Homeowner education required? Yes
- Available statewide? No
- Only available to first-time home buyers? Yes
Overview
The Neighborhood Redevelopment Down-payment Assistance loan with a 15 year term. Amount of assistance varies and depends on the home purchased and will be provided on a case-by case basis. The borrower must be a first time homebuyer, provide at least $1000 of their own funds towards the home purchase and must complete a home-buyers education class. Assistance available to eligible applicants that purchase a newly constructed home in North Pointe Subdivision. See program guidelines for further details.
Details
- Down payment amount: The City of Florence will provide 20% (up to $20,000) of the purchase price of a home towards down-payment and closing cost assistance to eligible applicants in the targeted areas of North, Northwest, and East Florence.
- Max household income: $39,350 - $74,200
- Max house price: Varies
- Credit score: Varies
- Provider: City of Florence - Community Services
- Homeowner education required? Yes
- Available statewide? No
- Only available to first-time home buyers? Yes
Overview
The CDBG Target Area Down-payment Assistance is a deferred loan providing up to $20,000 for down payment or closing cost with a 10 year term. The borrower must be a first time homebuyer, provide at least $500 of their own funds towards the home purchase and must complete a home-buyers education class. Assistance available to eligible applicants purchasing in the targeted areas of North, Northwest, and East Florence. See program guidelines for further details.
Details
- Down payment amount: Varies
- Max household income: Varies
- Max house price: $766,550
- Credit score: 600
- Provider: CBC Mortgage Agency
- Homeowner education required? Yes
- Available statewide? Yes
- Only available to first-time home buyers? No
Overview
This program offers a 10-year term with an interest rate matching the interest rate on the FHA first mortgage. This loan has the 3.5% or 5% DPA option and does require a monthly payment on the second mortgage.
Details
- Down payment amount: Varies
- Max household income: Varies
- Max house price: $766,550
- Credit score: 600
- Provider: CBC Mortgage Agency
- Homeowner education required? Yes
- Available statewide? Yes
- Only available to first-time home buyers? No
Overview
This program has a 30-year term with an interest rate of 0% (0% APR). This loan does not require a monthly payment on the second mortgage. Forgiveness is determined by the DPA amount. Both the 3.5% and 5.0% forgivable loan options may be forgiven at the end of the 30-year term if the previous forgiveness conditions have not been met, even if the borrower made late payments on the FHA first mortgage.
3. Find an experienced South Carolina real estate agent
Finding the right real estate agent in South Carolina can make a significant difference in your home-buying journey. An experienced buyer’s agent can help you navigate South Carolina’s real estate market, find homes that fit your criteria, and negotiate offers with sellers.
South Carolina’s real estate market varies considerably by region. An agent specializing in Charleston might not be the best fit for a home in the Upstate. Look for agents who:
- Have at least 3 years of experience in your specific target area
- Can discuss recent sales and market trends in your desired neighborhoods
- Understand local zoning laws and development plans
- Have experience with your property type
- Are familiar with local flood zones and environmental considerations
- Have positive reviews online from other buyers
It’s also a good idea to confirm that your agent is licensed through the South Carolina Real Estate Commission before working with them. You can verify this online by entering their name on the South Carolina Real Estate Commission license lookup.[5] Once you’ve found 2-3 agents you like, interview them thoroughly to confirm which one is the right fit for you.
4. Get pre-approved for a mortgage loan
Getting pre-approved for a mortgage is a crucial step that should be completed before you start viewing homes with your agent. A pre-approval letter shows sellers you're a serious buyer and helps you understand exactly how much house you can afford.
You’ll have the option to choose a local lender in South Carolina or a nationwide lender. Local lenders often have a more in-depth understanding of the South Carolina real estate market and provide more personalized service, while national lenders may offer more competitive rates and faster processing times. Compare rates from 3-4 lenders and try to get quotes within 14 days to minimize the effect on your credit score.
To get pre-approved, you’ll likely submit the following information:
- Last two years of W-2s and tax returns
- Recent pay stubs (last 30 days)
- Bank statements (last two months)
- Investment account statements
- Photo ID and Social Security number
- Proof of South Carolina residence
- Employment verification
- Explanation of any credit issues
- Information about current debts
Your pre-approval letter will typically be valid for 60-90 days and show your maximum loan amount. Now you can start the fun part: house hunting!
5. Begin your home search
It’s time to begin actively searching for houses in South Carolina. Start your search by narrowing down on a location, weighing factors like affordability and quality of life.
The most affordable cities in South Carolina
Several South Carolina cities offer excellent value for homebuyers:
- 🥇 Bennettsville
- Median home value: $89,954
- Property taxes: $516
- Median household income: $37,104
- 🥈 Sumter
- Median home value: $161,210
- Property taxes: $908
- Median household income: $46,133
- 🥉 Lake City
- Median home value: $121,905
- Property taxes: $547
- Median household income: $49,141
Quality of life in South Carolina
Charleston ranked #3 in the most desirable mid-sized city metros in the U.S., while Greenville ranked #9.Quality of life can look different for everyone, but here are some of the top things to consider when looking for a home.
- Community features, including shopping, parks, and medical facilities
- City infrastructure, including school district ratings, highway access, and public transportation
- Natural hazards, like flood, sinkhole, and tornado risks
- Available property types, such as single-family homes, townhouses, and condos
Attend house showings in South Carolina with your agent
Once you’ve chosen a desired location, set a budget, and have a list of preferred house features, your real estate agent will find homes on your local Multiple Listing Service that best meet your needs. You can also do some research yourself by using one of the many house-buying real estate websites that lets you search for homes.
After you’ve selected the homes you’re interested in, you should tour them in person with your agent.
⭐ House showing tips for buyers
- Take notes, photos, and video during the showing to reference later.
- Ask about the age of major systems (HVAC, roof, water heater).
- Listen for neighborhood noise.
- Check ceilings, floors, and basement (if applicable) for water damage.
- Discuss your opinions with your agent after you’ve left the property.
Once you’ve found a house that meets your criteria, it’s time to make an offer!
6. Make offers and negotiate
Making an offer on a house requires strategy, preparation, and creative thinking. You want your offer to be attractive to the seller but also keep your costs down. Striking this balance can be tricky, but your real estate agent can help you navigate the process.
What makes a strong offer in South Carolina?
- Purchase price: Include the amount you're willing to pay, supported by comparable sales data. Your agent will help you analyze recent sales of similar properties in the area to determine a competitive offer price.
- Earnest money deposit: In South Carolina, earnest money typically ranges from 1–3% of the purchase price. For the median home value in South Carolina, that would be around $2,942–$8,827. This shows the seller you're serious about the purchase.
- Pre-approval letter: Many sellers won’t consider your offer if you don’t have a pre-approval letter from a lender.
- Contingencies: Contingencies can protect you in case things don’t go as planned. Consider including an inspection contingency and appraisal contingency to protect you in case these reports reveal issues.
- Closing date: Include a realistic closing timeline that works for both parties. In South Carolina, 35 days are typical, though this can vary based on financing type.
How to negotiate your offer effectively
If the seller accepts your offer, you can move forward to the due diligence process. If the seller comes back with a counteroffer, you’ll have a chance to negotiate the offer terms.
Keep in mind that the home price isn’t always the most important factor. There are several other factors you can negotiate with the seller, including:
- Closing costs: Instead of negotiating the price down, ask the seller to cover some closing costs. This reduces your out-of-pocket expenses while keeping the sale price (and the seller's net proceeds) higher.
- Buyer’s agent commission: According to the 2024 NAR lawsuit, buyers are now responsible for paying the buyer’s agent commission to their agent. However, most sellers will consider paying this cost to incentivize buyers.
- Repairs: Rather than requesting repairs, negotiate a credit at closing. This gives you control over the work and often simplifies the transaction.
- Closing timeline: If the seller seems eager to sell quickly, consider offering an expedited closing date.
Remember that successful negotiation often requires give and take from both parties. Stay focused on your primary goals while remaining flexible on less important details. Your agent's experience in your local market will be invaluable throughout this process.
7. Complete due diligence
After your offer has been accepted, you’ll enter into the due diligence period, which helps you understand exactly what you’re purchasing and identifies any issues before closing.
Home inspections in South Carolina
We highly recommend getting the home inspected, unless you specifically waived the inspection contingency in your offer. A home inspection helps identify any issues with the home, ranging from minor code violations to major structural issues. In South Carolina, a home inspection costs around $186-$377.[6] The buyer is responsible for paying for the home inspection.
- Hurricane structural damage (especially in coastal areas)
- Foundation problems in coastal soils (Lowcountry region)
- Severe termite damage (year-round problem)
- Mold growth from high humidity (common issue)
- Flood damage in low-lying areas (frequent occurrence in South Carolina)
It would also be a good idea to order termite and radon inspections for your potential South Carolina home. A termite inspection costs around $114 in South Carolina.[7] You can usually order a free or discounted radon test from the South Carolina government, or your inspector will perform one during the home inspection.
Home appraisals in South Carolina
Your mortgage lender will order a home appraisal to make sure the property’s value matches the amount that they’re lending you. A professional appraiser will visit your potential home, evaluate its condition compared to similar, recent sales in the area, and provide a detailed value report. A home appraisal costs around $186—$440 in South Carolina.[8]
If the appraisal comes in low, you have a few options:
- Renegotiate the purchase price with the seller.
- Make up the difference in cash.
- Challenge the appraisal with additional data and request a new one.
- Cancel the contract (if you have an appraisal contingency).
Underwriting process in South Carolina
While inspections are ongoing, your lender will begin the underwriting process to officially verify that you can afford your mortgage. They'll typically require:
- Updated bank statements
- Recent pay stubs
- Tax returns
- Source of down payment funds
- Insurance quotes
During this time, avoid making large purchases, changing jobs, or opening new credit accounts, as these events could delay the underwriting process and postpone closing. Stay in regular contact with your loan officer, and don't hesitate to ask questions about anything you don't understand.
8. Close on your new home
You’re almost at the finish line! Before closing, perform a final walk-through of the home with your agent to make sure everything is in the expected condition. You’ll want to verify that all agreed-upon repairs are completed, no new damage has occurred, all included items remain in the home, and all systems and appliances are working properly.
If you come across any issues, your buyer’s agent will communicate with the seller’s agent to resolve the issue.
Attend the closing
As the buyer, be prepared to sign a ton of documents during closing! You’ll typically meet at the office of a title company, real estate attorney, or lender to sign the documents. The seller may not be present during closing, as they can do their part electronically.
The closing package typically includes:
- Deed
- Mortgage/Deed of Trust
- Settlement statement
- Affidavits
- Tax documents
- Insurance documents
As you sign each document, don’t be afraid to ask questions to your agent, lender, or attorney if anything is unclear. Make sure that all names and property details are correct, and keep copies of all your signed documents.
Yes! In South Carolina, state law requires a real estate attorney to handle your closing and manage the legal aspects of your home purchase. The attorney will perform the title search, prepare and review all closing documents, and ensure proper recording of the deed and mortgage. While this adds to your closing costs, having an attorney is not only mandatory but provides essential legal protection during what is likely one of your largest financial investments.
Pay buyer closing costs
Once you’ve signed the documents, you’ll pay your portion of the closing costs. South Carolina buyer closing costs include:
- Buyer’s agent commission: Unless the seller agreed to pay the buyer’s agent commission, you’ll be responsible for this cost at closing. In South Carolina, the average buyer’s agent commission is 2.61%.
- Lender-related fees: Be prepared to pay some costs associated with the underwriting of your mortgage loan, processing fees, and rate-lock fees.
- Property-related fees: As the buyer, you’re responsible for covering the cost of the home inspection, appraisal fee, and other property inspection costs.
- Title-related fees: You’ll be charged for the title search, recording fees, and any title insurance (if applicable).
- Prepaid costs: You’ll typically pay upfront for homeownership insurance, property taxes, and HOA dues (if applicable).
In total, buyer closing costs are typically between 3% and 5% of the purchase price in South Carolina. That would be $11,970-$19,950 on the median value home in South Carolina.
Keep in mind that buyer closing costs can vary by buyer and property, so be sure to speak with your agent, escrow agent, or real estate attorney to understand your financial responsibility.
After closing, your agent will give you the keys to your new South Carolina home!
✅ Post home-purchase tasks in South Carolina
- Collect physical and digital copies of your closing documents.
- Set up utilities (water, electrical, gas, etc.).
- Change locks and access codes for security.
- Update your address with the USPS.
- Be prepared for your first monthly mortgage payment (usually due at the beginning of the next month).
Should I buy a house in South Carolina?
With the real estate market constantly shifting, it’s difficult to know when it’s smart to buy a house in South Carolina. A real estate agent can help you understand current market conditions, assess your financial readiness, and get you started on your journey to purchasing a home.
According to Zillow, South Carolina is currently experiencing a buyer's market.[1]
In South Carolina, the median home sale price is $399,000.[2] That’s 13.21% higher than the South Carolina median listing price of $352,450.[3]
The median home value in South Carolina is $294,249, which is projected to rise by 1.13% in the next year.[1]
Currently in South Carolina, houses stay on the market for an average of 68 days. That’s 2 days greater than than the national average.[3]
A faster market indicates that houses are selling quickly and demand is high. When the market moves slower, you could have more time to make an offer.
Currently in South Carolina, there are 21,192 housing units on the market. This is 606 units more than the yearly average inventory count in South Carolina.[3]
A low housing inventory indicates that there are fewer homes than interested buyers, which can lead to buyer competition, while a higher inventory indicates that there are plenty of homes available to choose from.
The national mortgage rate is 6.76%, which is down 2.70% compared to last month.[4]
Frequently asked questions about buying a house in South Carolina
- Assess your financial readiness.
- Compare DPA programs.
- Find a local real estate agent.
- Get pre-approved for a mortgage.
- Begin your home search.
- Make offers and negotiate.
- Complete due diligence.
- Close on your home.
According to a recent home buyer study, a buyer needs an average household income of $80,661 to afford a median value home in South Carolina.
Most conventional lenders require a minimum 620 credit score.
Federal Housing Administration (FHA) loans require a minimum credit score of 500 for the 10% down payment option, and a minimum credit score of 580 for the 3.5% down payment option.
20% is what lenders typically recommend as a down payment in South Carolina. On a typical South Carolina home, that's about $79,800.
You can put down less than 20%, but you'll need to pay private mortgage insurance (PMI) if you do. If you opt for an FHA loan, you might qualify for a down payment as low as 3.5% or 10%.
Methodology
Our mission is to provide accurate, actionable, and practical information that will help you make better decisions about your real estate journey.
To help create this South Carolina home buying guide, we pulled current and historical market data from vetted sources, such as Zillow, Realtor.com, Redfin, Freddie Mac, and Thumbtack. As these sources update, we refresh our pages accordingly to ensure everything is current.
We also used survey data from our homeownership studies, including:
- How Much House Can I Afford (2024)
- The Best Places to Live in the U.S. (2024) — surveyed 1,000 Americans
- The True Cost of Buying a Home (2024) — surveyed 1,000 Americans who have bought a home since 2022
