What Buyers Should Know About Closing Costs in Charleston County, SC
Wondering what kind of closing costs you'll face when buying a home in Charleston County?
Buying a home is exciting—but it also comes with a few financial surprises if you're not prepared. In the Charleston area, buyers can expect closing costs to fall somewhere between 2% and 5% of the purchase price, not including your down payment. Let’s walk through what those costs actually look like so you can head into closing day with confidence.
Why South Carolina Is a Bit Different
Here’s something many buyers don’t realize: South Carolina is what’s called an attorney state. That means a licensed real estate attorney is required to handle your closing (but not write the contract - South Carolina uses a standard contract of sale). Their fee—usually between $500 and $1,500—often bundles in key services like:
A title search (typically $175–$300)
Document prep and review
Coordinating with your lender and managing final settlement
Pro tip: Ask for a clear, itemized breakdown early so you know exactly what’s covered.
What You'll Pay Before Closing Day
Once you go under contract, there are a few important expenses that come up right away:
Home Inspection: Expect to pay $350–$600. Charleston’s humidity and coastal location this especially important.
CL-100 (Wood Infestation Report): Around $95–$125. This is required per the SC contract, but may be paid by either the buyer or seller, depending on negotiations.
Survey (if needed): $200–$500. This verifies property boundaries and easements.
These are paid out-of-pocket and don’t show up on your closing disclosure.
Real Estate Agent Commission
Another important cost to understand is the commission for your real estate agent. In South Carolina, when you sign an Exclusive Right to Buy Agreement, you agree to pay your agent’s commission. This amount is negotiated at the time you hire your agent.
That said, when you make an offer on a property, you can ask the seller to pay your agent's commission as part of the deal. Whether the seller agrees is subject to negotiation, so it's something you'll want to discuss with your agent early in the process.
Loan-Related Costs (If You’re Financing)
If you’re getting a mortgage, your lender will add some costs into the mix:
Loan Origination Fee: Usually 0.5%–1.5% of your loan amount
Appraisal Fee: $300–$500 to confirm the home’s value
Mortgage Insurance:
PMI for conventional loans (if putting down less than 20%) is about 0.5%–1% annually
FHA loans come with both upfront and annual Mortgage Insurance Premiums (MIP)
Your exact costs depend on your loan type, down payment, and credit profile. Ask your lender to provide with these costs so there are no surprises at closing.
Insurance, Title Work & Escrow Accounts
You’ll also have some costs tied to protecting your home and your lender:
Title Insurance: Usually $1,200–$1,400 and required if you're financing
Homeowners Insurance: Expect to prepay one year upfront
Flood Insurance: Required for many homes in Charleston, priced separately
Escrow Reserves: Lenders collect 6–14 months’ worth of taxes and insurance to set up your escrow account. Even though you’ll get a tax credit from the seller at closing, these escrow reserves can be one of your largest upfront costs.
Connect with an insurance agent early on in the process to determine homeowners and flood insurance costs for a specific property.
Don’t Forget About HOA Fees
Buying in a neighborhood with an HOA? You might see:
Prorated dues based on your closing date
Transfer fees just to update the HOA’s records
Capital contributions—a one-time, non-refundable fee that could be a flat rate or a percentage of the home’s price
These can add up fast, so it’s worth checking early. Your real estate agent will get as much information as they can from the seller about these fees prior to you making an offer. Once you are under contract, you'll want to ask your attorney to request the HOA estoppel letter early so you can budget for these fees.
Wrapping It Up
Closing costs in Charleston County can vary a lot depending on your loan, location, and neighborhood. The best way to avoid last-minute surprises is to get a detailed fee breakdown from your closing attorney as soon as your contract is signed. Also, make sure you understand the commission agreement with your real estate agent up front—and explore whether the seller might be willing to cover it.
Ready to Buy in Charleston?
At Lauren Zurilla & Associates, we’re here to make sure you understand the full picture—from contract to closing table. Contact us today to start your homebuying journey with trusted guidance from local area experts.
Warmly,
Lauren, Tina and Gigi | Lauren Zurilla & Associates