You're thinking about selling your home and wondering what you'll actually walk away with. The number you get at closing is not the sale price. It's the sale price minus a longer list of costs than most sellers expect. Here's a straight breakdown of what selling a home in South Carolina actually costs, so you can plan on real net proceeds instead of guessing at them.
Real Estate Commission
Commission is the biggest single line item for most sellers. In the Grand Strand market, total commission on a residential sale typically runs a percentage of the sale price, split between the listing agent's brokerage and the buyer's agent's brokerage. The exact rate is negotiable, and the recent shifts in how commissions are handled have changed some of the mechanics. Ask your agent to explain their specific commission structure and what's included in it.
For a home in the $300,000-$500,000 range, commission commonly runs several thousand to well over $20,000 total. It's worth understanding exactly what you're paying for and what services come with it.
Attorney Fees
South Carolina requires an attorney to conduct real estate closings. The seller's side of the transaction typically pays for the seller's attorney to handle the deed preparation and title work. In this market, attorney fees typically run several hundred dollars for a straightforward transaction, more for complex situations.
Title Insurance and Owner's Policy Considerations
The buyer typically purchases title insurance to protect their ownership. In some transactions, the seller is asked to provide a warranty or contribute to specific title costs, particularly if title issues emerge during the search.
Property Taxes and HOA Prorations
You'll pay a prorated share of property taxes and HOA dues up to the closing date. If you're closing partway through the year, you cover the portion of the year you owned the home. This gets calculated at the closing table.
South Carolina primary residence property tax at the 4 percent assessment ratio makes this less painful than in many states, but it's still a real number. For homes in higher price bands or where the owner never filed for the legal residence exemption, the tax proration can be more meaningful.
Pre-Listing Preparation Costs
Sellers who invest in preparation typically net more from the sale, but the preparation itself costs money upfront. Realistic pre-listing spend for most Grand Strand homes:
- - Professional photography: a couple hundred dollars for a standard package, more for drone or video
- - Interior paint refresh: typically several thousand dollars for a comprehensive job
- - Deep cleaning: a few hundred dollars for a professional service
- - Landscape refresh and curb appeal work: several hundred to a few thousand depending on scope
- - Minor repairs from a pre-listing walkthrough: highly variable, plan for at least a modest budget
- - Staging or furniture rental if the home is vacant: several thousand for professional staging
Sellers who skip preparation often end up giving back more in negotiation than they would have spent on upfront prep.
Inspection Repair Concessions
After the buyer's inspection, they'll typically ask for repairs or credits. What you'll actually give up depends on the condition of the home, the inspection findings, and the strength of the market. In a shifting market like right now, sellers usually give up more than they did during the peak.
Realistic budgeting: assume you'll concede somewhere between a few hundred and several thousand dollars in either completed repairs or credits at closing. Well-maintained homes give up less. Homes with known deferred maintenance give up more.
Wind and Hail Insurance and Coverage Gaps
Sellers occasionally get asked to address insurance-related issues. If the wind mitigation inspection reveals items that could affect the buyer's insurance premium — missing hurricane straps, older roof, ungusseted gable ends — some buyers negotiate for those improvements before closing.
This shows up more often in coastal transactions than inland ones, but Grand Strand sellers should factor in the possibility.
Home Warranty (Optional)
Some sellers offer a home warranty as part of the transaction to reduce post-closing surprises for the buyer. A one-year home warranty typically runs a few hundred dollars and can be part of a negotiation package.
Mortgage Payoff and Any Loan-Related Costs
The mortgage payoff is the number that gets sent to your lender at closing. It includes principal balance, accrued interest through the payoff date, and any prepayment penalty if applicable. Most modern mortgages don't have prepayment penalties, but confirm with your lender.
If you have a HELOC, second mortgage, or any other lien on the property, those all need to be paid off at closing before you receive proceeds.
Capital Gains Tax Considerations
Not everyone owes capital gains tax on a home sale, but many do. Primary residence sellers can typically exclude a substantial portion of their gain if they've lived in the home two of the last five years — up to $250,000 for a single filer and $500,000 for a couple filing jointly.
Investment property, second homes, and short-term ownership don't qualify for the primary residence exclusion, so those situations produce a capital gains tax bill. Talk to your CPA before you sell if capital gains could be a factor for you.
What Sellers Usually Underestimate
Two costs I watch sellers routinely underestimate.
Moving expenses. Professional movers, packing supplies, temporary storage, and the incidentals of physically leaving a home add up faster than most sellers plan for.
The carrying cost while you're between homes. If you're selling before you've bought your next place, you'll be paying rent, storage, and possibly overlapping utilities during the transition.
For broader market context on what's actually happening at your price point, browse Conway real estate or Myrtle Beach real estate inventory to see how competing listings are pricing right now.
Realistic Total Cost of Selling
For a typical Grand Strand primary residence sale, plan for total selling costs (commission, fees, prep, concessions, taxes, moving) to run somewhere between 8 percent and 12 percent of the sale price depending on the specifics.
Higher-end homes tend to run closer to the lower end of that range because commissions negotiate down as a percentage on larger transactions. Lower-priced homes tend to run higher as a percentage because fixed costs like attorney fees don't scale.
Do the math on your specific situation before you list. Knowing your realistic net proceeds keeps the decision-making process cleaner all the way through.
Two Things I Tell Every Seller About Costs
First, get a written net sheet from your agent before you list. A good net sheet shows the sale price minus every expected cost and gives you a realistic bottom-line number. Sellers who know their net upfront make better decisions during negotiation. Sellers who don't often panic when the numbers show up at closing.
Second, don't let cost fear stop you from investing in preparation. The pre-listing spend consistently pays back more than the cost. The seller who skips paint to save a few thousand dollars often gives up more than that in negotiation. Sellers who prepare well typically walk away with more, not less.
Key Takeaways
- - Total selling costs on a Grand Strand primary residence typically run 8-12 percent of the sale price
- - Commission is usually the biggest single line item; know your exact structure before signing the listing agreement
- - South Carolina requires attorney closings; expect several hundred dollars for a straightforward transaction
- - Property tax and HOA prorations get calculated at closing based on your ownership period
- - Pre-listing preparation usually pays back more than it costs, but requires upfront investment
- - Inspection repair concessions typically run higher in a shifting market than at the peak
- - Capital gains tax may apply on non-primary residences and short-term ownership situations
- - Moving expenses and between-homes carrying costs get underestimated by most sellers
- - Get a written net sheet from your agent before listing so you know your realistic bottom line
Frequently Asked Questions
Who pays commission when I sell my home in South Carolina?
Traditionally the seller pays total commission at closing, split between listing and buyer-side brokerages. Recent changes in how commissions are handled have introduced new variations — some transactions involve the buyer paying their own agent directly. Talk to your listing agent about the specific structure that applies to your transaction.
How much does an attorney charge for a closing in SC?
Straightforward residential closings typically run several hundred dollars in attorney fees. Complex transactions with title issues, boundary disputes, or unusual property situations can cost more. Ask your closing attorney for a fee estimate upfront.
Will I owe capital gains tax when I sell my home?
Primary residence sellers can typically exclude up to $250,000 in gain (or $500,000 for married couples filing jointly) if they've lived in the home at least two of the last five years. Non-primary residences and investment properties don't qualify for that exclusion. Talk to your CPA about your specific situation.
What's a realistic net sheet, and when should I get one?
A net sheet shows the sale price minus every expected cost, giving you a realistic estimate of what you'll walk away with. Ask your agent for one before you list. Update it if the market shifts or if you accept an offer below the original list price.
Are pre-listing repairs worth it, or should I sell as-is?
It depends on the specific repairs and the market. Cosmetic items like paint, flooring, and staging typically return more than they cost. Major system repairs (roof, HVAC) usually don't return their full cost but often reduce inspection-period negotiations that would have cost you more anyway. Talk to your agent about which specific items make sense for your home.
About Greg Harrelson
Greg Harrelson is a seasoned Realtor® with more than 30 years of experience serving the Myrtle Beach and Grand Strand markets. As the founder of Century 21 The Harrelson Group, Greg has built his career helping buyers, sellers, and investors achieve success in every corner of the coastal Carolina real estate market. His expertise spans residential homes, investment properties, land development, and coastal condos. Known for his deep local knowledge, innovative marketing strategies, and commitment to personal service, Greg consistently helps clients reach their real estate goals while navigating the ever-changing market with confidence and precision.