Top 5 Tips for SC Homebuyers (Real Talk Edition)

Updated: September 17, 2025 — Midlands, SC

You want the house and a payment that doesn’t wreck your lifestyle. No fluff—here’s how to play to win in South Carolina.

1) Get pre-approved (with an SC-savvy lender) before you blink

Why it matters: Listing agents in SC want proof you can close. A legit pre-approval (not a “pre-qual”) tells sellers you’re serious.

Do this now

• Pull a full pre-approval with income/asset docs uploaded (W-2s/1099s, last 30 days pay stubs, 2 months bank statements, ID).

• Ask lenders for payment at 3 price points and two rate-buydown quotes so you know your ceiling and your comfort zone.

• If you’re a first-timer, ask about SC Housing and employer/credit-union programs. (Grants + down-payment help can be real—don’t assume you won’t qualify.)

Pro move: Use a lender who closes in SC every week. This is an attorney state—your lender + closing attorney must sync perfectly.

2) Price the payment, not just the house

South Carolina adds a few local twists. Budget with eyes open:

• Property taxes: Primary-residence rate vs. non-owner-occupied is a big spread here. File your Legal Residence application after closing to lock in the lower rate on your primary.

• Insurance: If you’re near the coast or Lake Murray, factor wind/hail; add flood if you’re in a FEMA zone.

• HOA/POA & amenities: Pools, gates, marinas = fees.

• Mortgage extras: PMI (if <20% down), rate buydown points, and closing costs.

• Maintenance: 1–2% of home price yearly is a sane baseline.

30-second test: If the total monthly number doesn’t leave you breathing room for savings + lifestyle, the house is too expensive—keep hunting.

3) Understand the SC contract game (so you don’t get burned)

SC uses standard REALTOR® forms, and buyers typically choose between Due Diligence or Repair Procedure frameworks.

• Due Diligence (DD): You can investigate anything (inspections, title, insurance) and negotiate—or walk—within the DD window. Often includes a DD fee to the seller (non-refundable), plus earnest money held by a third party.

• Repair Procedure: Narrower scope; you’re usually focused on major systems/safety.

• Attorney closing: A SC closing attorney handles title search, settlement, and recording.

• Inspections common in SC: General home, CL-100 termite letter, HVAC, roof, septic (if applicable), well/water, and survey. Waterfront? Ask about dock permits and lake level rules.

Trap to avoid: Blowing your timelines. If your DD ends at 5:00 PM on Friday, there’s no mercy. Hit your dates or you lose leverage.

4) Location = lifestyle + risk profile

Midlands reality check: Lexington, Irmo, Chapin, Columbia, Newberry, etc. look close on a map, but drive/insurance/taxes/HOAs differ.

• Lake Murray living: Boat life is elite—so are maintenance and insurance. Verify dock status, shoreline rules, and flood zone.

• Septic vs. sewer: If septic, demand pump/inspection + verify DHEC records where relevant.

• Commute + schools: Actually drive it during rush hour; school zones shift—confirm attendance lines, don’t assume.

• New construction: Verify builder warranty, included features vs upgrades, and whether the builder will fund a rate buydown or closing costs.

5) Write offers that win (without lighting money on fire)

• Speed + certainty: A clean offer with verified funds + local lender can beat a higher but messy offer.

• Leverage terms: Shorter DD, stronger earnest, seller-paid rate buydown instead of a pure price cut, and flexible closing/possession can tilt the table.

• Appraisal strategy: Know your comps. If you’re stretching, consider appraisal-gap language only if your budget and risk tolerance allow it.

• Concessions with intent: Ask for credits that reduce your monthly (e.g., buydown) rather than random closing cost padding.

Quick FAQ — Tips for SC Homebuyers

Is South Carolina an attorney-closing state? Yes—closings are conducted by a licensed SC attorney.
How long does a typical close take? Roughly 30–45 days with financing (cash can be faster).
What inspections are standard? General home, CL-100 termite, roof/HVAC, plus septic/well where applicable; survey is smart.
What’s the deal with property taxes? Primary homes can qualify for a lower assessment rate than second homes/investments—file your primary residence paperwork after closing.
Can I use an escalation clause? Often, yes—but use it strategically and cap your max.