Buying a home around Charleston
Buying here comes down to three things most out-of-town buyers underestimate: flood zone and insurance, which change street by street; commute, which bridges and a few main roads control; and price, which should come from recent sales, not list prices. I'll help you check all three before you write an offer.
How buying works, step by step
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Get your financing straight
Talk to a lender before you tour. A pre-approval tells you your real budget and makes your offer believable. If you're paying cash, have proof of funds ready to send.
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Strategy call and buyer agreement
We talk through areas, must-haves, commute and flood tolerance, and sign a written buyer agreement. Since August 2024, that agreement has to be in place before you tour homes with an agent. It spells out what I do for you and how I'm paid, and the terms are negotiable.
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Tour, and check what photos hide
For every serious contender I pull the flood zone, look at the tax history and HOA rules, and drive the commute at rush hour if you can’t. Get insurance quotes early. On the coast they can change your budget.
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Write a smart offer
Price comes from recent comparable sales, not the list price. Terms matter too: inspection time, closing date and what you ask the seller to cover.
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Inspections and appraisal
Your contract gives you a window for inspections and due diligence. Use all of it: home inspection, termite letter, and on older or waterfront homes, a closer look at the roof, foundation and drainage.
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Close with an attorney
South Carolina closings are handled by a licensed real estate attorney. Verify wiring instructions by phone with the attorney’s office before you send money. Wire fraud targets closings. After you close, apply for the 4% owner-occupied tax rate with the county.
Where to start looking
Prices swing a lot across the region. Compare areas side by side on the communities map, then read the Johns Island and Folly Beach guides. Moving from out of state? Start with the free Moving to Charleston guide.
Common questions
How much does a buyer’s agent cost in Charleston?
It is negotiable and set out in your written buyer agreement. In many sales the seller agrees to cover some or all of it as part of the deal, but that is negotiated case by case, so we talk about it before you tour.
Who handles the closing in South Carolina?
A South Carolina–licensed real estate attorney. The buyer usually chooses the closing attorney, who handles the title search, the closing documents and the money.
Do I need my own agent for new construction?
It's a good idea. The builder's sales rep works for the builder. Bring your own agent to the very first visit; many builders won't work with an agent who wasn't registered at that first visit.
How long does buying a home take?
Once you are under contract, most financed purchases close in about 30 to 45 days. Finding the right house is the variable part: anywhere from a weekend to a few months, depending on the area and your budget.
What should I check before buying near the water?
The FEMA flood zone, the elevation certificate, flood and wind insurance quotes, and whether the street floods at king tides. New flood policies usually have a 30-day wait unless they are bought in connection with a mortgage closing.