South Carolina process · seller view

The South Carolina Home-Selling Process: Your Step-by-Step Checklist

This checklist walks you through selling a home in South Carolina from prep to closing.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You get the home ready to list, hire a listing agent, set a price, and prepare the legal disclosures buyers will rely on.

  1. Interview 2-3 listing agents

    You4-6 weeks before you want to list

    Talk to a few South Carolina-licensed agents about pricing, marketing, and their experience in your area. Commission is always negotiable by federal antitrust law, so ask each agent what they charge and what you get for it.

    Cost: $0

  2. Sign a written listing agreement

    Your agentBefore your home goes on the market

    Your listing agreement spells out the agent's commission, the listing length, and the agent's duties. The South Carolina Brokerage Relationships in Real Estate Transactions Act (RECAD-style agency law called BRRETA) governs this relationship, so review the agency brochure your agent gives you before signing.

    You'll need

    • SC agency disclosure brochure
    • Listing agreement

    Cost: $0 upfront

  3. Complete the SC Residential Property Condition Disclosure Statement

    YouBefore listing or before accepting an offer

    South Carolina law requires sellers of 1-4 unit homes to fill out the SC Residential Property Condition Disclosure Statement and give it to any buyer who makes a written offer. If you deliver it after the offer, the buyer has 3 business days to back out, so prepare it before you list.

    You'll need

    • SC Residential Property Condition Disclosure Statement

    Cost: $0

  4. Gather HOA documents if your home is in an HOA

    You2-3 weeks before listing

    If your home is part of a homeowners association, the SC Homeowners Association Act requires you to give the buyer the current declaration of covenants (CC&Rs), bylaws, rules, current budget, monthly or annual assessments, any pending special assessments, and any pending HOA litigation. Request these from your HOA management company early so you have them ready.

    You'll need

    • CC&Rs
    • HOA bylaws
    • Rules and regulations
    • Current budget
    • Assessment statement

    Cost: $50-300 typical (HOA resale package fee)

  5. Prepare the lead-based paint disclosure if your home was built before 1978

    YouBefore signing a purchase contract

    If your home was built before 1978, federal law (Title X) requires you to give the buyer a signed Lead-Based Paint Disclosure form, the EPA pamphlet 'Protect Your Family from Lead in Your Home,' and any lead inspection records you have. This is a federal rule, so it applies the same way in South Carolina.

    You'll need

    • Federal Lead-Based Paint Disclosure form
    • EPA lead pamphlet

    Cost: $0

  6. Note coastal zone status if your property is on or near the coast

    YouBefore completing the disclosure form

    If your South Carolina property sits in a floodplain, flood zone, or a coastal zone regulated by OCRM, the Property Condition Disclosure asks about it directly. Pull any flood elevation certificates, OCRM permits, or beachfront jurisdictional line letters you have so you can answer accurately.

    You'll need

    • Flood elevation certificate (if any)
    • OCRM permits (if any)

    Cost: $0

  7. Set your listing price and prep the home

    Your agent1-3 weeks before listing

    Work with your agent on a comparative market analysis to pick a price that reflects current local sales. Then declutter, deep clean, and handle small repairs that buyers will notice during showings.

    Cost: $200-3,000 typical for prep

  8. List the home on the MLS

    Your agentOnce prep and disclosures are ready

    Your agent puts your home on the local MLS (such as Consolidated MLS, Charleston Trident MLS, or Coastal Carolinas Association of REALTORS MLS). Under the post-August 2024 NAR settlement rules, MLSs in South Carolina no longer display offers of buyer-broker compensation, but you can still offer seller concessions in the contract if you choose.

    Cost: $0

Phase 2 of 7 · typically 1-3 weeks

Offer

Buyers tour the home, submit offers, and you negotiate price, terms, and any concessions before signing a purchase agreement.

  1. Host showings and open houses

    Your agentAfter listing, until you accept an offer

    Keep the home clean and step out during showings so buyers can talk freely with their agent. Note that since August 17, 2024, buyer's agents in South Carolina must have a signed written buyer representation agreement with the buyer before touring your home.

    Cost: $0

  2. Review incoming offers

    Your agentAs offers come in

    Look at price, financing type, contingencies, closing date, and any requested seller concessions for each offer. Your agent should walk you through the SC Association of REALTORS purchase agreement language so you understand what you would be agreeing to.

    You'll need

    • Written offers
    • Pre-approval letters

    Cost: $0

  3. Decide how to handle buyer-agent compensation

    YouWhen reviewing each offer

    Under the post-NAR settlement rules, the buyer's compensation to their own agent is set in their buyer representation agreement. Buyers may ask you to cover some or all of that compensation as a seller concession in the contract — decide with your agent whether to accept, counter, or decline.

    Cost: Varies (deducted from your proceeds if accepted)

  4. Counter or accept an offer

    YouWithin the offer's expiration window

    You can accept an offer as written, send a written counteroffer with changes, or reject it. Talk through trade-offs like price vs. closing date vs. contingencies with your agent before responding.

    You'll need

    • Counteroffer or signed acceptance

    Cost: $0

  5. Deliver the SC Property Condition Disclosure with the signed contract

    Your agentAt or before contract signing

    Make sure the buyer receives the SC Residential Property Condition Disclosure Statement before they sign the purchase contract. If you deliver it later, the buyer gets a 3-business-day rescission window after receipt, which can blow up your timeline.

    You'll need

    • Signed SC Residential Property Condition Disclosure Statement
    • Lead-based paint disclosure (if pre-1978)

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks

Under Contract

Once both sides sign, the buyer deposits earnest money, you pick a closing attorney, and the contract clock starts on contingencies.

  1. Confirm the buyer's earnest money is deposited

    Your agentWithin 3 banking days of contract acceptance

    South Carolina rules require the holding brokerage to deposit earnest money into a dedicated trust account within 3 banking days of receipt. Ask your agent for written confirmation that the deposit landed and that it matches the contract amount.

    You'll need

    • Earnest money deposit receipt

    Cost: $0

  2. Choose your South Carolina closing attorney

    AttorneyWithin the first week under contract

    South Carolina is an attorney-state, so a licensed SC attorney must conduct or directly supervise the closing, prepare the deed and closing documents, and disburse funds. The buyer typically picks the closing attorney, but as the seller you can hire your own attorney to prepare the deed and represent your interests.

    Cost: $400-1,500 typical for seller-side attorney

  3. Send the signed contract and disclosures to the closing attorney

    Your agentWithin a few days of contract acceptance

    Forward the fully signed purchase agreement, all disclosures, your HOA package, and any survey or prior title work you have to the closing attorney. The attorney needs these to start title work and prepare closing documents.

    You'll need

    • Signed purchase agreement
    • Disclosures
    • HOA documents

    Cost: $0

  4. Confirm whether FIRPTA withholding applies to you

    AttorneyEarly under contract

    If you are a foreign person under federal tax law (a nonresident alien, foreign corporation, foreign partnership, foreign trust, or foreign estate), the federal Foreign Investment in Real Property Tax Act usually requires the buyer to withhold 15% of the sale price at closing. Tell the closing attorney up front so they can prepare IRS Form 8288 and any exemption paperwork.

    You'll need

    • Tax identification documents

    Cost: Withholding equals 15% of sale price if applicable

  5. Confirm whether SC nonresident withholding applies

    AttorneyEarly under contract

    If you are not a South Carolina resident for state income tax purposes at the time of sale, S.C. Code §12-8-580 requires withholding on the gain — 7% for nonresident individuals and 5% for nonresident entities. The closing attorney calculates and remits this at closing, but they need your tax info early to prepare the paperwork.

    You'll need

    • Cost basis information
    • Closing settlement statement

    Cost: Withholding equals 7% (individuals) or 5% (entities) of the gain

Phase 4 of 7 · typically Roughly 7-14 days (set by the contract)

Inspection & Repair Negotiations

The buyer hires inspectors and uses the inspection period to ask for repairs, credits, or — in some cases — to walk away.

  1. Prepare the home for the buyer's inspection

    YouBefore the inspection date

    Make sure utilities are on, attic and crawl spaces are accessible, and pets are secured or removed. The smoother the inspection, the fewer surprise issues that turn into repair requests.

    Cost: $0

  2. Review the buyer's repair request or response

    Your agentWithin the contract's inspection period

    After the inspection, the buyer may send you a written request to repair items, give a credit at closing, or reduce the price. Read it with your agent and decide what you'll agree to before the inspection deadline expires.

    You'll need

    • Buyer's inspection response or repair request

    Cost: $0

  3. Negotiate repairs, credits, or price changes

    Your agentBefore the inspection deadline expires

    You can agree to do repairs yourself, give a closing credit, lower the price, or refuse and risk the buyer terminating. Get any agreed changes in a written addendum signed by both sides so the closing attorney has a clean record.

    You'll need

    • Signed inspection addendum

    Cost: Varies based on what you agree to

  4. Complete any agreed repairs and save receipts

    YouBetween inspection sign-off and closing

    Use licensed contractors for anything the contract requires (such as electrical, plumbing, or HVAC work). Keep paid invoices and any permits to give to the buyer's agent before final walkthrough.

    You'll need

    • Repair receipts
    • Permits if applicable

    Cost: Varies by scope

  5. Respond to any wood-infestation (CL-100) or other reports

    YouWhen the report is delivered

    Many South Carolina lenders or buyers ask for a CL-100 wood-infestation report. If the report flags moisture, fungus, or termite damage, expect a follow-up request to treat the issue or repair damaged structural members.

    You'll need

    • CL-100 report
    • Treatment receipts

    Cost: $75-150 for the report; treatment varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and finalizes the loan. Low appraisals or loan delays can require renegotiation.

  1. Prepare your home for the appraisal visit

    YouWithin the first 2-3 weeks under contract

    Tidy up and give your agent a list of recent upgrades, permits, and improvements so they can share it with the appraiser. The appraiser needs access to the whole property, so confirm the time and unlock any locked rooms or sheds.

    You'll need

    • List of improvements with dates and costs

    Cost: $0

  2. Plan for what to do if the appraisal comes in low

    Your agentWithin a few days of receiving the appraisal

    If the appraisal is below the contract price, the buyer's lender will only finance up to the appraised value. You can lower the price, ask the buyer to bring more cash, split the difference, or contest the appraisal with comparable sales — talk through these with your agent.

    You'll need

    • Appraisal report (via buyer)
    • Comparable sales

    Cost: Varies

  3. Respond promptly to lender conditions affecting the seller

    YouWithin the lender's requested timeframe

    The buyer's lender may request items from you, such as a copy of the survey, HOA documents, or repair certifications. Get these to your agent or attorney quickly to keep the closing on track.

    You'll need

    • Survey
    • HOA documents
    • Repair certifications

    Cost: $0

  4. Confirm the buyer's financing contingency is cleared

    Your agentBefore the financing contingency deadline

    Ask your agent to get written confirmation when the buyer's loan is approved and the financing contingency is removed. Until that happens, the buyer can typically back out and recover earnest money under most contract forms.

    You'll need

    • Loan approval / contingency removal notice

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks before closing

Pre-Closing

Title work wraps up, the closing attorney drafts the deed and settlement statement, and you start packing and switching utilities.

  1. Clear any title issues the attorney finds

    Attorney1-3 weeks before closing

    The closing attorney runs a title search and may find an old mortgage, a tax lien, a mechanic's lien, or a missing release. Work with the attorney to pay off, release, or otherwise resolve each issue so the deed can transfer clean title at closing.

    You'll need

    • Lien payoff statements
    • Prior deeds

    Cost: Varies by issue

  2. Request a mortgage payoff statement from your lender

    AttorneyAbout 10 days before closing

    The closing attorney will need a written payoff good through the closing date so they know exactly how much to wire to your lender at closing. Order it about 10 days before closing because some lenders are slow.

    You'll need

    • Mortgage payoff statement

    Cost: $15-50 fax/wire fees typical

  3. Review the closing settlement statement and net sheet

    Attorney1-2 days before closing

    A day or two before closing, the attorney sends a settlement statement (often a CD or ALTA form) showing your payoff, deed stamps, prorations, attorney fees, and net proceeds. South Carolina deed recording tax is $1.30 per $500 of consideration plus typically $0.55 per $500 in county fees ($1.85 total per $500), so on a $300,000 sale expect about $1,110 in deed stamps that the seller customarily pays.

    You'll need

    • Settlement statement

    Cost: Deed stamps roughly $1.85 per $500 of price

  4. Sign the deed and seller affidavits

    Attorney0-2 days before closing

    The closing attorney prepares the deed (commonly a general warranty deed in South Carolina), the FIRPTA affidavit, the SC nonresident withholding affidavit, and an owner's affidavit. You sign these in front of a notary, often at the attorney's office a day or two before the buyer's closing.

    You'll need

    • Deed
    • FIRPTA affidavit
    • SC withholding affidavit
    • Owner's affidavit

    Cost: $0

  5. Finish remaining repairs before the buyer's final walkthrough

    YouDay before closing

    Wrap up any agreed repairs and remove all personal items not staying with the home. The buyer typically does a final walkthrough within 24-48 hours of closing to confirm condition and that included items are still there.

    You'll need

    • Final repair receipts

    Cost: Varies

  6. Schedule utility transfers and cancel homeowners insurance

    You3-7 days before closing

    Set utility accounts (water, power, gas, trash) to close out as of the closing date. Tell your homeowners insurer to cancel the policy as of closing — but not before — so you stay covered until ownership transfers.

    Cost: $0

Phase 7 of 7 · typically Closing day

Closing

The buyer funds, the deed is recorded, you hand over the keys, and you receive your proceeds.

  1. Deliver keys, garage remotes, and codes

    YouClosing day

    Drop off keys, garage door remotes, mailbox keys, alarm codes, and any appliance manuals at the closing attorney's office or as the contract specifies. Possession usually transfers at funding and recording, not when documents are signed.

    Cost: $0

  2. Confirm funding and deed recording

    AttorneyClosing day

    Under South Carolina's attorney-led closing rules, the closing attorney disburses funds and records the deed at the county register of deeds. Wait for the attorney's confirmation that funding and recording are complete before you treat the deal as closed.

    You'll need

    • Recorded deed copy (after recording)

    Cost: $0

  3. Receive your sale proceeds

    AttorneyClosing day or next business day

    The closing attorney wires your net proceeds to the bank account you provided, usually the same day as closing once funds clear. Confirm wire instructions with the attorney by phone using a verified number to avoid wire fraud.

    You'll need

    • Voided check or wire instructions

    Cost: $0-30 wire fee

  4. Keep your closing package for taxes

    YouAfter closing

    Save the final settlement statement, deed copy, payoff statements, and any withholding affidavits. You'll need these for your federal and South Carolina income tax returns to report the sale and any capital gain or withholding.

    You'll need

    • Settlement statement
    • Recorded deed
    • Withholding affidavits

    Cost: $0

Sources

  1. [1] NAR Settlement Agreement—Practice Changes
  2. [2] SC Code Title 40 Chapter 57—BRRETA
  3. [3] NAR Settlement Agreement—Compensation Practices
  4. [4] NAR Settlement Agreement—MLS Policy Changes
  5. [5] SC Code Title 27 Chapter 50—Property Condition Disclosure
  6. [6] SC Coastal Zone Management Act
  7. [7] SC Code Title 27 Chapter 30—Homeowners Association Act
  8. [8] IRS—FIRPTA Withholding
  9. [9] IRS Form 8288—FIRPTA Withholding Return
  10. [10] SC Code Title 12 Chapter 8—Income Tax Withholding
  11. [11] South Carolina Department of Revenue—Withholding
  12. [12] DOJ Antitrust Division—Real Estate Competition
  13. [13] FTC—Real Estate Competition Guidance
  14. [14] South Carolina Supreme Court—Unauthorized Practice of Law
  15. [15] SC Code Title 40 Chapter 5—Attorney Practice
  16. [16] SC Code Title 40 Chapter 57—BRRETA
  17. [17] South Carolina Real Estate Commission—Agency Forms
  18. [18] SC Code Title 12 Chapter 24—Deed Recording Tax
  19. [19] South Carolina Department of Revenue
  20. [20] South Carolina Real Estate Commission—Trust Accounts
  21. [21] SC Code Title 27 Chapter 30—Homeowners Association Act
  22. [22] EPA—Seller's Disclosure Obligation for Lead-Based Paint
  23. [23] HUD—Lead Disclosure Rule
  24. [24] SC Code Title 27 Chapter 50—Property Condition Disclosure
  25. [25] South Carolina Real Estate Commission—Disclosure Forms
  26. [26] South Carolina Association of REALTORS—Standard Forms
  27. [27] South Carolina Real Estate Commission—Trust Account Rules

Last updated May 15, 2026