South Carolina

Closing costs in South Carolina: what buyers and sellers pay

On a $400,000 Greenville sale, the seller owes $1,480 in deed recording fees by law; the buyer pays $15 to file the deed and $25 for the mortgage. Line by line.

Checked on against the official sources listed at the bottom of the page.

In short

No official source gives a “typical” South Carolina closing-cost percentage, so add the costs line by line. The state’s deed recording fee is $3.70 per $1,000, or $1,480 on a $400,000 sale, and the law makes the seller liable (S.C. Code §§ 12-24-10, 12-24-20). In Greenville County, the register of deeds charges $15 to file a deed and $25 to file a mortgage (S.C. Code § 8-21-310).

Why there is no single “typical” total

Some South Carolina closing costs are fixed by law: the deed recording fee and the county filing fees. Others are set by private companies and vary with your loan, your contract and your closing date: lender charges, title work, surveys, inspections, insurance and brokerage compensation. We did not find an official South Carolina source that publishes a title insurance premium schedule or a typical closing total, so we do not quote one.

The variable pieces appear on two federal forms. Your lender must give you a Loan Estimate within three business days of your application, and a Closing Disclosure at least three business days before you close (Consumer Financial Protection Bureau). For a walk-through of every line, see closing costs explained.

Line by line: what each cost is

Deed recording fee (“transfer tax”). South Carolina charges $1.85 for each $500 of value: $1.30 for the state and $0.55 for the county. The seller (grantor) is liable, and the buyer is liable only if the seller does not pay (§ 12-24-20). Details, exemptions and examples are in our transfer tax guide.

Deed filing fee. A uniform $15 for a deed to real estate (§ 8-21-310(A)(1)); Greenville County’s schedule lists $15 for a deed.

Mortgage filing fee. A uniform $25 for a mortgage (§ 8-21-310(A)(2)); Greenville County lists $25. The county schedule shows no tax on the mortgage line.

Mortgage satisfaction. Recording a satisfaction or release of the seller’s existing mortgage is a $10 fee (§ 8-21-310(B)(4)).

Lender charges. Origination, appraisal, credit report and underwriting charges are set by the lender and the companies it hires. Compare them on the Loan Estimate. See what an appraisal costs.

Title insurance and closing services. Title search, the owner’s and lender’s policies and the closing fee come from the title provider. We found no official premium table to quote; ask for a written quote and read title insurance explained.

Attorney. Who conducts a South Carolina closing, and what they charge, is covered in our real estate attorney guide.

Inspection and survey. These are optional or contract-driven and not regulated by a fee schedule. See home inspection cost and land survey cost.

Property taxes and escrow. Taxes are due between September 30 and January 15 (§ 12-45-70). If your lender requires reserve deposits, they fund an escrow account. How much depends on the bill; see South Carolina property tax.

Brokerage compensation. Not set by a government fee schedule. See real estate commission.

Who pays what

CostWho is liable under the statute or schedule
Deed recording fee ($1.85 per $500)Seller (grantor); buyer secondarily. Buyer if the deed comes from a master-in-equity, a government or a tax-exempt retirement plan
Deed filing fee ($15)Whoever records the deed; set by § 8-21-310
Mortgage filing fee ($25)Whoever records the mortgage, usually tied to the buyer’s loan
Satisfaction of the seller’s mortgage ($10)Whoever records it, tied to the seller’s payoff
Lender, appraisal, title and escrow servicesAgreed in the contract and shown on the Loan Estimate and Closing Disclosure

The statutes and the county schedule say who owes the deed fee and what the filing fees are. They do not allocate the other costs, so your purchase contract and your lender decide.

What it costs: a worked example in Greenville

This is an example, not a quote. Assume a $400,000 sale in Greenville County and a new loan of $320,000. Only the fixed lines are calculated.

LineRule usedAmount
Deed recording fee$1.85 × 800 units of $500$1,480
of which state / county$1.30 / $0.55 per $500$1,040 / $440
Deed filing fee§ 8-21-310(A)(1)$15
Mortgage filing fee§ 8-21-310(A)(2)$25
Satisfaction of the seller’s mortgage§ 8-21-310(B)(4)$10
Lender charges, title, closing, inspection, surveySet by each providerSee your Loan Estimate and quotes
Tax proration and escrow depositsDepends on the tax bill and closing dateSee your Closing Disclosure

Frequently asked questions

Does South Carolina have a transfer tax?

It has a deed recording fee of $1.85 per $500 of value, which works like one. On $400,000 it is $1,480. The seller is liable by statute.

How much does Greenville County charge to record a deed?

The Greenville County Register of Deeds lists $15 for a deed and $25 for a mortgage, in line with § 8-21-310, plus the deed fee of $3.70 per $1,000.

Is there a tax on the mortgage in South Carolina?

The Greenville County schedule lists a $25 filing fee for a mortgage and no tax on that line. The deed fee applies to deeds.

Can I find out the exact closing costs in advance?

Yes. The lender must send a Loan Estimate within three business days of your application, and you must get the Closing Disclosure at least three business days before closing.

Who pays the deed fee if the seller does not?

The buyer is secondarily liable under § 12-24-20(A).

Compare with the other states: Closing costs by state.

More South Carolina guides

Sources

South Carolina · All states · Federal guides