Moving to the Lowcountry From Out of State? Here's Your Home Buying Roadmap

Buying a home in a city you don't live in yet comes with a few extra steps. Here is how the process works when you're relocating to Charleston, from your first buyer consultation to the day you get your keys and start settling in.

How Do You Buy a Home in Charleston When You're Relocating From Out of State?

When you're relocating to Charleston, the home buying process starts with a buyer consultation, where we talk through how you want to live in the Lowcountry. From there, we recommend meeting with a lender, then getting to know the towns and neighborhoods we've narrowed down together, both in person and from a distance. Next, you'll tour homes in person or through virtual showings and review flood insurance costs before you make an offer. Once your offer is accepted under the South Carolina standard contract, plan on roughly 30 to 45 days to closing. During that time, you'll complete inspections within your due diligence period, bind homeowners and flood insurance, and close with a South Carolina real estate attorney.

Step 1: Start With How You Want to Live Here

The first question we ask every relocating buyer is what you want your life to look like in the Lowcountry. For most people, the answer is some combination of being close to restaurants and everyday services, the beaches, downtown Charleston, and work. How you rank those four points to very different parts of the map, so it's the conversation we have before we look at a single listing. Equally important is price, and it works best as a filter once you know which areas fit the way you want to live.
This first conversation is also when we talk openly about how buyer's agent compensation will work, so there are no surprises when you're ready to write an offer. If you'd like to start learning about the area before we meet, our guide to choosing where to live when relocating to Charleston is a great resource.

Step 2: Meet With a Lender Before You Tour

Speaking with a lender at the start of the relocation process helps you understand your budget before you fall for a home outside your comfort zone. You don't need a pre-qualification letter to look at homes, but you will need one before you make an offer. Your lender doesn't have to be based in Charleston, but they do need to be able to lend in South Carolina and be familiar with how purchases work here. We're happy to share lenders we trust, and if you already have someone you like, that's perfectly fine too.

Step 3: Learn the Towns and Neighborhoods

If it's feasible, we recommend visiting in person at least twice. The first visit comes at the beginning of the process, when we sit down together for an in-depth buyer consultation. That conversation helps you narrow down the areas and neighborhoods that fit how you want to live, so you can spend the rest of your trip driving them and getting a feel for each one. The second visit comes once you've narrowed down potential homes and are preparing to make an offer, so you can walk through a home before you commit to it.
The rest of the homework can happen from wherever you are now. Our area guides are a good starting point for getting to know Mount Pleasant, Daniel Island, James Island, Johns Island, West Ashley, Isle of Palms, and the other communities we serve. From there, we'll share what's happening in the current market in the areas and price ranges you're considering.
A few practical habits help too. Look up specific addresses on the FEMA Flood Map Service Center to see flood zone designations, and check the South Carolina Emergency Management Division's Know Your Zone map for hurricane evacuation zones. While you're here, drive your likely commute at weekday rush hour. Aside from CARTA, which has limited service areas and hours, there is no public transit system here, so your drive is your commute.

Step 4: Tour Homes in Person or Through Virtual Showings

Your second visit is the time to tour the homes on your shortlist in person. Between visits, or when you can't be here, we offer virtual showings so you can see a home, ask questions, and get our honest take on it from wherever you are. We're comfortable working across time zones and with whichever communication method you prefer, whether that's text, email, or phone.
If you're considering new construction, let us know before you visit a builder's community. Many builders require your agent to be with you on your first visit, or at least to call ahead, so that we can represent you throughout the process.

Step 5: Look at Flood Insurance Before You Make an Offer

Flood exposure is the detail that most often surprises out-of-state buyers. Most Lowcountry homes are in a flood zone, so flood insurance is part of the financial decision to make an offer, not something to sort out later. Before you write an offer, we share the current owner's flood insurance cost with you so it can factor into your decision.
Lender requirements vary, and some lenders require flood insurance even outside designated flood zones, so ask your lender directly. An elevation certificate isn't required, but if one is available for the home, it may help lower your premium. Once you're under contract, you'll get flood quotes alongside your homeowners insurance quotes.

Step 6: Make an Offer

South Carolina uses a standard contract of sale, and your agent writes and negotiates it with you. Attorneys don't write or negotiate the contract, though you will need one to close. Before writing an offer, we reach out to the listing agent to learn which terms matter most to the seller, because price is rarely the only factor.
One term worth understanding is the due diligence period, a negotiated window to complete your inspections and negotiate repairs with the seller. A termination fee is attached to it, and that fee is paid to the seller only if you choose to terminate during the due diligence period. We explain the details in our post on when buyers owe the due diligence termination fee in South Carolina. Your earnest money is separate and is delivered to the closing attorney by the deadline in your contract. The CL100, or wood infestation inspection, has its own contingency apart from due diligence. It must be completed within 30 days of closing under the South Carolina contract, it's required for VA loans, and regardless of your loan type, we strongly recommend including it. Our guide to what a CL100 inspection is and whether you need it covers it in more depth.

Step 7: From Contract to Closing in About 30 to 45 Days

Once your offer is accepted, you'll typically be looking at about 30 to 45 days to closing for a financed purchase. We send you a summary of your important contract dates and send the contract to your lender and closing attorney. Your due diligence period starts right away, and several steps need to fit inside it. First, you'll choose your home inspector and any specialty inspections, such as HVAC or roof, and we'll schedule them on your behalf at the same time or close together. Once the reports come in, we'll review them with you and help you decide what to ask the seller to repair. That request goes to the seller in a repair addendum. The seller's will need to respond and both parties must come to an agreement before your due diligence deadline, which is why we move quickly from day one. You'll get milestone updates from us all along the way.
Bind your homeowners and flood insurance early, especially during hurricane season, which runs June 1 through November 30. When a named storm threatens our area, insurers typically won't bind new policies, which can delay a closing. If you're financing, your lender must provide your Closing Disclosure at least three business days before closing under CFPB rules. As the date gets close, we'll remind you to schedule your utility start dates and set up a final walkthrough the day before or the morning of closing.

Step 8: Closing Day in an Attorney State

South Carolina is an attorney state, which means a real estate attorney conducts your closing. Buyers sign at a scheduled time on closing day, we attend with you, and you get your keys at the signing table once signing is complete.
If you won't be in town on closing day, talk with your closing attorney early about how signing will work, so the plan is settled well ahead of your closing date.

Step 9: Getting Settled in Your New Home

Moving to a new area means building a new list of people you trust. We keep a list of trusted local service providers and are happy to share names as you need them, whether that's a painter, a handyman, or a cleaner.

Frequently Asked Questions About Relocating to Charleston

Can I buy a home in Charleston without seeing it in person first?

Yes. We offer virtual showings for buyers who can't be here in person. If it's feasible, though, we recommend walking through a home in person before you make an offer.

Do I need a real estate attorney to buy a home in South Carolina?

Yes. South Carolina is an attorney state, so a real estate attorney conducts your closing. The attorney doesn't write or negotiate your contract; your agent does that using the South Carolina standard contract of sale.

What is the due diligence period in South Carolina?

It's a negotiated window for completing inspections and negotiating repairs. The attached termination fee is paid to the seller only if you terminate during that period. The CL100 has its own separate contingency.

Do I have to be in Charleston for closing?

Not necessarily, but plan ahead. If you won't be in town, talk with your closing attorney early about how signing will work.

When should I get homeowners and flood insurance?

Look at flood costs before you offer, then get homeowners and flood quotes together once you're under contract and bind coverage early, especially during hurricane season.

The Bottom Line on Buying a Home When You're Relocating to Charleston

Relocating to Charleston follows the same path as any home purchase here, with a little more planning up front. Start with how you want to live, meet with a lender before you tour, visit in person when you can, and look at flood insurance before you offer. Once you're under contract, move quickly on inspections and insurance, and settle your closing plan with your attorney early if you won't be in town.

Let's Map Out Your Move

Whether your move is next month or next year, we'd love to help you plan it. Our Buyer's Guide and Buyer FAQs are great places to start, and when you're ready, schedule a Charleston-area buyer consultation and we'll begin with what you want your life to look like here. You can also contact us or call or text 843-991-9149.

Warmly,
Lauren, Tina and Gigi | Lauren Zurilla & Associates | Your Charleston Real Estate Experts | The Boulevard Company

Lauren Zurilla & Associates, REALTORS® | The Boulevard Company | 806 Johnnie Dodds Blvd., Suite 100, Mount Pleasant, SC 29464 | 843-991-9149. Equal Housing Opportunity. Lauren Zurilla & Associates is licensed in South Carolina and regulated by the South Carolina Real Estate Commission. This article is general information only and is not legal, tax, insurance, or financial advice. Confirm your specific costs, financing, insurance, and property details with your closing attorney, insurance agent, tax advisor, or lender.