When selling a home, most people expect to pay off their mortgage and walk away with profit. But sellers in South Carolina are also responsible for a variety of fees and closing costs.
The main seller fees include:
- Real estate agent commissions
- Attorney fees (required in SC)
- Deed preparation and recording fees
- Transfer taxes (deed stamps)
- Prorated property taxes & HOA dues
- Agreed-upon repair costs or concessions
On average, South Carolina home sellers should budget 6–8% of the home’s sale price for fees and costs.
The Biggest Seller Expense — Agent Commissions
The largest fee sellers pay is real estate commission, which is usually split between the listing agent and the buyer’s agent.
- Standard commission in South Carolina: 5–6% of the sale price
- Example: On a $300,000 home, commissions could total $18,000 (split between agents).
- Sellers don’t pay upfront — it comes out of the closing proceeds.
Why it matters:
Commission is often negotiable, but experienced agents like Carolina Properties at Lake Marion typically justify their fee by pricing homes correctly, marketing effectively, and negotiating top-dollar offers.
Legal Fees — Attorney & Closing Costs
Unlike many states, South Carolina requires an attorney to handle real estate closings.
Seller-paid legal fees include:
- Attorney Fees – $500–$1,000+ depending on complexity
- Deed Preparation – Around $200
- Recording Fees – $25–$50
- Mortgage Payoff Fees – Banks may charge to process the payoff
These are unavoidable since SC law mandates attorney involvement in closing.
Transfer Taxes (Deed Stamps) in South Carolina
South Carolina charges deed recording fees — sometimes called “deed stamps” or transfer taxes — whenever a property is sold.
- Current rate: $1.85 per $500 of the property’s sale price
- Example: On a $250,000 home, the deed stamp tax is $925
- This is usually paid by the seller at closing, unless negotiated otherwise
Buyers new to South Carolina are often surprised to learn that sellers customarily cover this cost.
Prorated Costs (Taxes, HOA Dues, Utilities)
Sellers also owe prorated amounts for expenses up to the closing date:
- Property Taxes – If you close mid-year, you’ll owe your portion of annual taxes up to that date.
- HOA or POA Dues – Lake Marion communities like Santee Cooper Resort often charge dues that are prorated at sale.
- Utilities – Sellers usually pay utility bills until the date of transfer.
Repairs, Credits, & Concessions
During negotiations, buyers may request repairs or credits. Sellers can:
- Make repairs before closing (roof, HVAC, etc.)
- Offer repair credits at closing
- Lower the purchase price to account for needed work
These concessions vary but can add thousands to a seller’s costs if inspection reveals issues.
Example: A seller agreed to a $5,000 credit for dock repairs after inspection.
Other Potential Seller Fees
Sellers may also face:
- Home Warranty for Buyer – Sometimes offered to sweeten the deal ($500–$700)
- Pest Inspection Fees – Often a buyer’s cost, but sometimes negotiated to seller
- Staging & Cleaning Costs – Professional staging ($1,500+) or cleaning ($200–$500) to improve appeal
- Capital Gains Tax – If profit exceeds IRS exemptions ($250K single / $500K married), though many sellers avoid this with the primary residence exemption
South Carolina Seller Fee Example Breakdown
Here’s how fees might look on a $300,000 home sale near Lake Marion:
- Agent Commissions (6%) – $18,000
- Attorney Fees & Deed Prep – $900
- Recording Fees – $40
- Transfer Tax (Deed Stamps) – $1,110
- Prorated Taxes/HOA – $1,000 (estimate)
- Repairs/Credits – $3,000 (example)
Total Seller Costs: ≈ $24,000 (8% of sale price)
Can Sellers Reduce These Fees?
Yes — here are strategies:
- Negotiate Agent Commission – Some agents offer flexibility.
- List at the Right Price – Overpricing can lead to higher concessions later.
- Pre-Inspect the Home – Fix issues upfront to avoid large buyer credits.
- Shop Attorney Fees – Costs vary; choose an experienced but fair-priced firm.
- Work With an Experienced Agent – Carolina Properties knows where fees can be negotiated and where they cannot.
FAQ: Seller Fees in South Carolina
Q: Do sellers always pay commission in SC?
Yes, unless you sell FSBO (For Sale by Owner). But commissions are negotiable.
Q: Can buyers pay the deed stamps instead of sellers?
It’s possible, but not common in South Carolina. It must be negotiated in the contract.
Q: Are attorney fees split between buyer and seller?
Each party usually pays their own attorney fees.
Q: Do sellers have to pay for repairs after inspection?
No, but refusing could cause the buyer to walk away. Negotiation is key.
Q: How much should I budget for selling fees?
Plan for 6–8% of your home’s sale price.
Work With Carolina Properties for a Profitable Sale
Selling a home isn’t just about finding a buyer — it’s about maximizing your profit after fees. At Carolina Properties at Lake Marion, we:
- Explain every seller cost upfront so there are no surprises
- Market your property aggressively to attract strong offers
- Negotiate commissions, credits, and concessions in your favor
- Partner with trusted attorneys to keep legal fees fair and closings smooth
- Help you walk away with more money in your pocket
Don’t let hidden seller costs eat into your hard-earned equity.
Call Carolina Properties Today for a clear breakdown of your selling fees.