Both pay some closing costs in South Carolina, and the contract decides the final split. The seller generally pays the state deed recording fee of $1.85 per $500 of value, plus commission and mortgage payoff. Buyers usually pay their loan costs, title charges, prepaid taxes and insurance, and attorney fees.
Last updated: October 2026
What is the South Carolina deed recording fee?
South Carolina charges a deed recording fee of $1.85 for each $500 of a property's value. According to the SC Department of Revenue and SC Code Title 12, Chapter 24, the fee is split $1.30 to the state and $0.55 to the county (as of October 2026). The grantor, meaning the seller, is generally responsible for it, and the buyer is only secondarily liable.
Some people call this a transfer tax. It is due when the deed is recorded, and the closing attorney collects it from the seller's proceeds.
What closing costs does the buyer usually pay?
If you are financing, most of your closing costs are tied to the loan. Your Loan Estimate lists them line by line. Common buyer costs on the Grand Strand include:
- Lender fees such as origination, appraisal, and credit report
- Closing attorney and title charges, including the lender's title policy and an owner's policy if you choose one
- Recording fees for your mortgage
- Prepaid homeowners insurance (and flood insurance if required)
- Escrow deposits for property taxes and insurance
- HOA transfer or initiation fees in many communities
If you are in a flood zone, flood insurance can be part of your up-front costs. Our flood zone guide explains how to check before you write an offer.
What closing costs does the seller usually pay?
Sellers typically pay the deed recording fee, real estate commissions as agreed, the payoff of any existing mortgage, their share of prorated property taxes, and any repair credits or buyer concessions they agree to. An HOA may also charge the seller for a resale or estoppel letter. Exactly who pays what is negotiated in the contract.
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Can the seller pay the buyer's closing costs?
Yes, sellers can agree to pay some of the buyer's closing costs as a concession. Loan programs set limits on how much a seller can contribute, and those limits depend on the loan type and down payment, so check with your lender before you ask for a specific amount. Builders on the Grand Strand also frequently advertise closing-cost incentives when you use their preferred lender.
How are property taxes handled at closing?
Property taxes are typically prorated so each side pays for the part of the year they owned the home. Buyers moving into a primary residence should also apply for the 4% assessment ratio, which is explained in our Horry County 4% vs 6% guide. Missing that application can make your tax bill much higher.
Frequently Asked Questions
Who pays the transfer tax in South Carolina?
The deed recording fee, often called the transfer tax, is generally paid by the seller (the grantor). The buyer is secondarily liable.
How is the SC deed recording fee calculated?
It is $1.85 for each $500 of value, or fraction of $500, per SCDOR as of October 2026.
Are closing costs negotiable in South Carolina?
Yes. Who pays which costs is set by the purchase contract, and buyers can ask for seller concessions within loan limits.
Do cash buyers pay closing costs?
Yes, though usually less. Cash buyers still pay attorney and title charges, recording fees, prorated taxes, and any HOA fees.
When will I know my exact closing costs?
Your lender must send a Closing Disclosure before closing that shows final numbers. Compare it to your Loan Estimate.
How Our Team Can Help
Whether you are buying or selling, we can estimate your costs with your lender and closing attorney before you sign anything. Call or message the Secure Home Finder Team and we will walk you through it, then send you homes that fit.
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