South Carolina Homebuyer & Homeowner Resources

What stands out

The one number in South Carolina's data worth reading first

Property tax is the standout number here: South Carolina has the lowest effective property tax rate in the country, at just 0.52%. It's one of the few states where this line item is genuinely small.

Home prices by city

How far the South Carolina median actually stretches

South Carolina's statewide median of $305,800 moved down 0.8% over the past year, per Zillow Home Value Index, April 2026. That median blends markets that don't resemble each other: Hilton Head runs highest among the state's major cities at $720,000 (Redfin estimate 2026), while Columbia is lowest at $248,000 (Zillow ZHVI 2026) — a 190% spread inside one state's own market.

Source: Zillow Home Value Index, April 2026 (www.zillow.com/home-values/45/sc) for the statewide figure; city figures cited individually above.

Compare a specific city's price against the statewide payment with the Mortgage Calculator.

Property tax, county by county

How South Carolina actually taxes your home

Property tax in South Carolina tops out in Florence County, where the effective rate runs 0.71%, and bottoms out in Horry County (Myrtle Beach) at 0.32% — a 0.39-point spread inside one state. The statewide effective rate is 0.52% ($1,590/year on the median-priced home), which ranks South Carolina #44 of 51 nationally. On a $300,000 home, the gap between Florence County and Horry County alone is worth roughly $1,170/year, before either county's exemptions are applied.

Assessments here don't reset every year: Every 5 years with assessment updates between cycles. Legal residence assessment ratio of 4% vs. 6% for non-legal-residence is the key homeowner benefit. A bill that looks stale for a year or two after a fast local run-up isn't a mistake — it's the cycle catching up.

South Carolina offers a homestead exemption for owner-occupied primary residences: Owner-occupied primary residences are assessed at 4% of market value (vs. 6% for investment properties and 10.5% for commercial). This legal residence classification significantly reduces the effective rate. Homeowners 65+ or permanently disabled are exempt from the first $50,000 of assessed value for school operating levies. File through the state/county assessor's office — homestead exemptions are almost never applied automatically at closing.

Sources: Tax Foundation Property Taxes by State 2024 (taxfoundation.org/data/all/state/property-taxes-by-state-county) for the effective rate and county figures; dor.sc.gov/property/legal-residence for exemption rules.

Estimate your own bill with the Property Tax Calculator, or see how it folds into your full payment with the Mortgage Calculator.

Closing costs, itemized

What you'll actually pay at the table in South Carolina

South Carolina's own standing here: Near average — mandatory attorney but low home prices in most markets. In dollar terms that's about 2.23% of the purchase price — roughly $6,819 on the state's median home.

South Carolina charges no state transfer tax on real estate sales — one line item most other states' buyers or sellers pay that doesn't apply here. Confirm the current rate with the state tax authority before closing — local add-on transfer taxes are common and this figure may not include them.

South Carolina is an attorney-closing state — a licensed attorney must handle the closing, which adds a fixed cost of about $800 on top of the fees above. Budget for it as a required line item, not an optional add-on. Title insurance runs about $1,300 on the state's median home price, scaling with purchase price.

The 2.23% figure above covers lender fees, title work, recording, and the transfer tax detailed below — it does not include prepaid items collected at closing (the first months of property tax and insurance funding your escrow account, plus a per-diem of interest to the first payment date). Those prepaids appear as a separate line on the closing disclosure and scale with your specific loan amount and closing date, not with this state-level average.

Sources: ClosingCorp 2021 / Urban Institute 2025 (www.urban.org/urban-wire/why-do-closing-costs-differ-between-states) for the overall estimate; dor.sc.gov/ for the current transfer tax rate.

Get a full line-item breakdown for your own purchase price with the Closing Costs Calculator.

The income math

Salary it actually takes to buy in South Carolina

The income math below uses the same median home price as the rest of this page — $305,800, per Zillow Home Value Index, April 2026. A buyer putting 20% down on that home needs about $80,657/year in household income to qualify at standard debt-to-income limits (monthly PITI of $1,882). Stretching to a 10% down payment raises the bar to $97,329/year ($2,271/month PITI) — a smaller down payment does not make the home more affordable on a monthly basis; it usually makes it less affordable, once PMI is added.

South Carolina's median household income is $60,965/year. That leaves a gap of $19,692/year (32.3% short) between what the typical household earns and what the 20%-down math requires. That's a severe gap — the median household in South Carolina isn't close to affording the median-priced home at standard lending guidelines, and something has to give: a bigger down payment, a lower price point, or a market outside the state median.

The gap between the two down-payment scenarios is instructive: dropping from 20% to 10% down raises the required income by $16,672/year — a smaller upfront check does not translate into an easier qualification in South Carolina, because the extra loan balance plus PMI outweighs the cash saved at closing. (Derived: 10%-down required income minus 20%-down required income, both from the Home price: Zillow Home Value Index (same figure as this page's median home price, see housing block); household income: Census ACS 2024; PITI assumptions: 6.52% 30-yr fixed (Freddie Mac, June 2026), state effective property tax rate, state avg. homeowners insurance premium, 0.85% PMI (680-719 credit band) figures above.)

Put another way: at South Carolina's actual median household income, the home price that fits standard underwriting is $222,259 — 27% below the actual median home price.

Where affordability differs most inside South Carolina

Source: Home price: Zillow Home Value Index (same figure as this page's median home price, see housing block); household income: Census ACS 2024; PITI assumptions: 6.52% 30-yr fixed (Freddie Mac, June 2026), state effective property tax rate, state avg. homeowners insurance premium, 0.85% PMI (680-719 credit band), June 2026.

Check whether your own income clears the bar with the Mortgage Affordability Calculator and see your qualifying ratio with the DTI Calculator.

Down payment assistance

What South Carolina actually offers buyers

South Carolina's primary down payment assistance program is the SC Housing Palmetto Heroes / DPA, administered by South Carolina State Housing Finance and Development Authority (SC Housing). It is structured as a forgivable loan — the balance is forgiven over time as long as you stay in the home, forgiven in full after 10 years of continued owner-occupancy. Maximum assistance is capped at $10,000, and household income must fall at or below 80% of the area median income (AMI) to qualify. The purchase price cannot exceed $481,176.

The primary program above covers about 3.3% of South Carolina's median home price — a real dent in the down payment, though most buyers will still need to bring some of their own cash. (Derived: primary program's max assistance ÷ South Carolina's median home price, both cited above.) Apply directly through the agency — www.schousing.com/homebuyers — rather than through a third party; funding availability changes without notice, so the agency's own page is the only reliable source for whether it's currently open.

Other South Carolina programs worth stacking

• SC Homeownership and Employment Lending Program (HELP) — a forgivable loan — the balance is forgiven over time as long as you stay in the home, up to $15,000. Eligible buyers can generally stack this with the primary program above.

Source: State HFA official website, June 2026. Program terms change with agency funding cycles — confirm current limits on the agency page before budgeting around a specific dollar figure.

Run the numbers with this assistance folded in using the Down Payment Savings Calculator and check how it moves your required income with the Mortgage Affordability Calculator.

Insurance & climate exposure

What actually drives your premium in South Carolina

The climate risks behind South Carolina's homeowners insurance rate: hurricanes and tropical storms (Atlantic and Atlantic-facing coast; Dorian 2019 impacts; Matthew 2016 flooding); flooding (coastal storm surge; inland river flooding after hurricanes); tornadoes (inland SC; significant spring frequency); extreme heat and humidity.

The average $300,000 dwelling homeowners premium in South Carolina is $2,870/year, per Insurance.com — Average homeowners insurance rates by state (Rate Analysis 2026) · $300,000 dwelling. This is the same figure used at the top of this page and in the insurance summary card above — one number, one basis, used consistently everywhere on this page.

Separately, this state's insurer-reported data (not the figure above) ranks South Carolina #14 nationally for homeowners insurance cost and shows premiums moving roughly 6% over the past year. Carriers here underwrite primarily against Hurricane and tropical wind, Coastal flooding, Wind damage.

Where in South Carolina you pay more — or less

These county figures come from the same insurer-reported series as the rank above, not from Insurance.com — Average homeowners insurance rates by state (Rate Analysis 2026) · $300,000 dwelling — they show relative spread within the state, and shouldn't be averaged against the statewide premium quoted above.

Premium source: Insurance.com — Average homeowners insurance rates by state (Rate Analysis 2026) · $300,000 dwelling. Rank, YoY change, risk factors, and county breakdown source: Insurance.com 2026; NAIC Homeowners Insurance Report 2024, January 2026 — a separate series from the premium figure above.

Model insurance into your full monthly cost with the Home Insurance Cost Calculator and see the whole picture, taxes included, with the Mortgage Calculator.

Flood risk & flood insurance

Flood exposure in South Carolina

FEMA classifies statewide flood risk in South Carolina as high — well above the national average for flood exposure. There are currently 195,000 active NFIP policies in the state, but only about 10.2% of homes carry flood coverage of any kind — a coverage gap that shows up after every major flood event, not before.

The average NFIP premium in South Carolina runs $892/year. Private flood insurance is also available here and can undercut NFIP pricing for lower-risk properties, so it's worth quoting both.

Highest-risk areas: Grand Strand coast (Horry County — Myrtle Beach area); Lowcountry coastal plain (Beaufort, Jasper, Colleton counties); Charleston peninsula and coastal Charleston County; Pee Dee River basin (Florence, Marion counties); Congaree and Wateree River floodplains (Richland, Kershaw counties). Lenders require flood insurance as a mortgage condition in FEMA zones Zone A, Zone AE, Zone V, Zone VE — coverage isn't optional if the property sits in one of these.

South Carolina has no state-run flood insurance backstop — NFIP and the private market are the only coverage options here.

Recent loss history: Hurricane Helene (2024) caused catastrophic inland flooding across the Upstate and Midlands. The 2015 South Carolina floods — dubbed a 1,000-year event — dropped 26 inches of rain in 48 hours, causing $12B in damage and exposing massive coverage gaps inland.

Source: FEMA NFIP State Profiles 2025 / ValuePenguin NFIP Study 2024, June 2026.

Price a policy for your specific coverage level with the Flood Insurance Cost Calculator, and check whether a property's tax history hints at a flood-prone parcel with the Property Tax Calculator.

HOA fees

How common HOAs are in South Carolina

About 35% of South Carolina homes report an HOA, per the Census Bureau's American Housing Survey — averaging $225/month. South Carolina doesn't have the kind of dense HOA/condo market this dataset tracks in detail state law for, so treat that figure as a rough statewide average rather than a market you need to research county by county; a specific listing's HOA disclosure will always be the more reliable number.

Source: Census American Housing Survey 2023 (www.census.gov/programs-surveys/ahs.html).

Build the fee into your monthly budget with the Mortgage Calculator, and check how it affects loan qualification with the DTI Calculator.

Maintenance & utilities

Upkeep costs specific to South Carolina's climate

Standard guidance budgets 1.5% of home value per year for maintenance — about $4,587/year ($382/month) on South Carolina's median-priced home. What actually drives that number here: high humidity drives mold, wood rot, and HVAC wear statewide; coastal communities require periodic inspection for wind and salt air damage.

Two assets carry most of that reserve: an HVAC system, which runs 12-15 years (hot humid summers; dual-fuel heat pumps common), and a roof, which runs 18-22 years (wind and rain from Atlantic storm systems are primary wear factors). Budget the shorter of the two into your reserve first, rather than treating the monthly maintenance figure as the only cost.

Utilities add another $210/month on average — $148 electric and $62 gas — on top of the mortgage, tax, insurance, and maintenance figures above.

Sources: Fannie Mae 1-2% guideline; Bankrate Hidden Costs Study 2025 for maintenance; U.S. Energy Information Administration (www.eia.gov/consumption/residential) for utilities.

Price a specific repair or replacement with the Home Renovation Cost Calculator or the New Roof Installation Cost Calculator.

Rent vs. buy, by city

Where buying beats renting in South Carolina

Statewide, South Carolina's price-to-rent ratio is 17.0 against a median monthly rent of $1,500, putting the modeled break-even — where cumulative ownership costs cross what renting would have cost — around 4 years. Moderate — Charleston and Hilton Head favor renting; Columbia and Greenville favor buying.

The statewide ratio hides real variation between South Carolina's own metro markets:

Columbia has the lowest ratio in the state at 14.8 — the strongest buy case of South Carolina's major metros — while Hilton Head runs highest at 40.0, where renting keeps more cash flexible for a longer stretch.

Source: Census ACS 2023 / Baselane Research 2025. A price-to-rent ratio under roughly 15 generally favors buying; above roughly 21, renting; the range between is a close call that depends on how long you plan to stay.

Run your own break-even year with the Rent vs. Buy Calculator.

Loan limits & the full monthly breakdown

What the mortgage math looks like in South Carolina

The 2026 conforming loan limit in South Carolina is $832,750 statewide, with no high-cost-area exception. Borrow above that and you're in jumbo-loan territory, with different underwriting and typically a higher rate. The 30-year rate used in these estimates is 6.4%, per Freddie Mac PMMS, May 2026 (www.freddiemac.com/pmms) — check the live rate before locking, since Freddie Mac publishes a fresh figure every week.

Where the South Carolina median-home payment actually goes

On the $305,800 median home with 20% down ( $244,640 loan), principal and interest is $1,528/month — but that's only 62% of the true monthly cost. Property tax adds $133, insurance $207, maintenance $382, and utilities $210 — bringing the true monthly cost to $2,460. True monthly cost is 61% higher than mortgage alone — low property tax rate is a major advantage for buyers..

First-time buyer mortgage programs in South Carolina

• SC Housing Conventional Forgivable Down Payment Assistance (South Carolina State Housing Finance and Development Authority (SC Housing)) — 30-year fixed-rate conventional mortgage with forgivable DPA. Up to $832,750, minimum 3% down. Income limit: Up to $120,000 depending on household size and county. Must not have owned a primary residence in the past 3 years; minimum 640 credit score Available through SC Housing-approved lenders statewide; homebuyer education required..
• SC Housing Down Payment Assistance (South Carolina State Housing Finance and Development Authority (SC Housing)) — Forgivable second mortgage — 0% interest. Up to $12,000. Forgiven after 10 years of owner-occupancy; proportionally repaid if sold before 10 years Income limit: Same as SC Housing first mortgage income limits. Up to $12,000 for down payment and closing costs..

Loan limit source: www.fhfa.gov/. Rate source: Freddie Mac PMMS, May 2026.

Model your own price point with the Mortgage Calculator or check FHA-specific numbers with the FHA Loan Calculator.

Sources

Where every number on this page comes from

This page draws on 12 distinct primary sources for South Carolina — government tax and housing finance agencies, federal rate and loan-limit publishers, and industry cost surveys — each cited at the point it's used above and listed again here with the period the figure reflects. Construction, insurance, and rate data move; check the linked source directly before making a purchase decision on an older figure.

• Median home price — www.zillow.com/home-values/45/sc (2026-Q2)
• Property tax rates & exemptions — taxfoundation.org/data/all/state/property-taxes-by-state-county (Tax Foundation Property Taxes by State 2024)
• Homestead exemption rules — dor.sc.gov/property/legal-residence (Tax Foundation Property Taxes by State 2024)
• Homeowners insurance rates — www.insurance.com/home-and-renters-insurance/home-insurance-basics/average-homeowners-insurance-rates-by-state (Insurance.com Rate Analysis 2026)
• Closing cost benchmarks — www.urban.org/urban-wire/why-do-closing-costs-differ-between-states (ClosingCorp 2021 / Urban Institute 2025)
• Transfer tax rules — dor.sc.gov (ClosingCorp 2021 / Urban Institute 2025)
• Utility costs — www.eia.gov/consumption/residential (U.S. Energy Information Administration)
• HOA prevalence (Census AHS) — www.census.gov/programs-surveys/ahs.html (Census American Housing Survey 2023)
• 30-year mortgage rate — www.freddiemac.com/pmms (Freddie Mac PMMS, May 2026)
• Conforming loan limit — www.fhfa.gov (FHFA)
• Down payment assistance program — www.schousing.com (June 2026)
• SC Housing Conventional Forgivable Down Payment Assistance — www.schousing.com/home/HousingPrograms (2026-Q2)