South Carolina Deed Recording Fees, Mandatory Closing Attorneys and Cash to Close — Palmetto Passage
Updated October 2026
South Carolina cash to close includes more than a down payment and lender fee. Attorney charges, title work, recording charges, prepaid insurance and escrow deposits can all appear on the settlement statement. Separating seller expenses from buyer expenses helps prevent double-counting when you compare estimates.
Calculate the deed recording fee correctly
South Carolina's deed recording fee is $1.85 per $500, or fractional part of $500, of applicable consideration. That equals $3.70 per $1,000 when the consideration falls on an exact $1,000 increment. Exempt transfers and special valuation rules require separate treatment.
| Applicable consideration | Deed recording fee |
|---|---|
| $250,000 | $925 |
| $400,000 | $1,480 |
| $600,000 | $2,220 |
The seller typically pays this fee, but the purchase contract determines the parties' allocation. Do not automatically add it to the buyer's budget merely because it appears among closing charges.
The deed recording fee is also different from county document-recording charges for the deed or mortgage. Ask for separately labeled entries so a broad “recording fees” line does not obscure the distinction. Find state fee guidance through the South Carolina Department of Revenue.
Account for attorney-supervised closing
South Carolina requires attorney supervision of real estate closings. Confirm which attorney is handling the transaction, what the quoted fee includes and which title or settlement services are billed separately.
Your estimate may include title examination, lender's title insurance, optional owner's title insurance, document preparation, recording and other settlement work. Charges vary by transaction, property and provider.
Review the Closing Disclosure against your Loan Estimate and ask about unexplained changes. The Consumer Financial Protection Bureau provides guidance on both forms. Independently verify wire instructions using a trusted telephone number before sending closing funds; an email announcing changed instructions deserves immediate scrutiny.
Separate costs from deposits and credits
Cash to close generally combines the down payment, closing costs, prepaids and initial escrow funding, then subtracts earnest money already credited, eligible assistance and negotiated credits. Tax prorations can change the total as well.
Insurance paid for the coming year is not the same as reserves deposited into escrow. Coastal buyers may need separate wind or flood policies, while tax estimates should reflect whether the 4% legal-residence classification has been approved.
Use the closing cost estimator to organize these categories. Then review the SC Housing assistance guide to identify which eligible expenses assistance could cover without assuming it will pay every charge.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
South Carolina Deed Recording Fees, Mandatory Closing Attorneys and Cash to Close — Separate monthly debt-service-to-income from upfront cash: down payment plus fees and prepaids, less deposits and approved credits. Avoid counting earnest money twice.
Historical 2025 one-unit comparison: conforming $832,750; FHA floor $541,287. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
- SC Housing — state housing finance and property tax authority.
- South Carolina Department of Revenue — state housing finance and property tax authority.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.