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How to sell your house by owner in South Carolina

For sale by owner (FSBO) in South Carolina, without a realtor · rules checked · sources

Attorney at closing
Required
Seller disclosure
Required
State transfer tax
0.37%

South Carolina requires a licensed attorney at closing, so you'll pay for one even without an agent. South Carolina sellers must give buyers the Residential Property Condition Disclosure Statement (SC Real Estate Commission form) (S.C. Code 27-50-10 to 27-50-90). South Carolina's state transfer tax is 0.37%, about $1,480 on a $400,000 sale, usually paid by the seller.

General information, not legal advice. Rules change and counties add their own; check with a South Carolina real estate attorney or title company before you sign anything. Last checked October 20, 2026.

South Carolina transfer tax and savings calculator

State transfer tax (0.37%)
$1,480
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. Uses the base state rate of 0.37%. Full rule: $1.85 per $500 of value (0.37%) deed recording fee ($1.30 state + $0.55 county). State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in South Carolina

  1. Hire a South Carolina real estate attorney first. The state requires one at closing, and it's cheaper to have them draft or review the purchase contract than to fix it later. Ask for a flat fee for an FSBO sale.
  2. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  3. Fill in the Residential Property Condition Disclosure Statement (SC Real Estate Commission form) now. South Carolina requires it (S.C. Code 27-50-10 to 27-50-90); buyers should get it before they sign. Get the official form.
  4. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  5. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  6. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to your attorney, not to you.
  7. Close. You sign the deed, your attorney pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is usually paid by the seller.

South Carolina seller disclosure

South Carolina requires sellers to disclose the home's known condition in writing on the Residential Property Condition Disclosure Statement (SC Real Estate Commission form) (S.C. Code 27-50-10 to 27-50-90). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

Seller of 1-4 unit residential property must give the buyer the state form before the contract is signed. For each item the seller may state what they know or say they make no representations.

Residential Property Condition Disclosure Statement (SC Real Estate Commission form) (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

South Carolina transfer tax

South Carolina charges a real estate transfer tax when the deed is recorded: a base rate of 0.37% of the price, $1,480 on a $400,000 sale. The full rule: $1.85 per $500 of value (0.37%) deed recording fee ($1.30 state + $0.55 county). By custom it's usually paid by the seller, but the purchase contract can split it differently.

Local taxes: County portion is included in the $1.85 figure.

Official transfer tax source

Paperwork for selling a house without a realtor in South Carolina

The closing agent drafts the deed. Your attorney prepares it and the other closing documents.

SC Supreme Court decisions treat deed drafting and closing supervision as the practice of law, so a licensed SC attorney must handle the closing; plan to hire one even for FSBO. Failing to deliver the disclosure form does not void the sale but exposes a knowing seller to damages.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in South Carolina?

Yes. No state requires a real estate agent to sell your own home. South Carolina requires a licensed attorney at closing, so you'll pay for one even without an agent. The steps are on this page.

Do I need a lawyer to sell my house in South Carolina?

Yes. South Carolina requires a licensed attorney at closing, so you'll pay for one even without an agent. Many attorneys offer a flat fee for FSBO sales that covers the contract and the closing.

Are seller's disclosures required in South Carolina?

Yes. South Carolina sellers must give buyers the Residential Property Condition Disclosure Statement (SC Real Estate Commission form) (S.C. Code 27-50-10 to 27-50-90). Seller of 1-4 unit residential property must give the buyer the state form before the contract is signed. For each item the seller may state what they know or say they make no representations. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in South Carolina?

South Carolina's state transfer tax is 0.37%, about $1,480 on a $400,000 sale, usually paid by the seller. County portion is included in the $1.85 figure. Official source.

Who pays the transfer tax in South Carolina?

In South Carolina it's usually paid by the seller. Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in South Carolina?

Usually the Residential Property Condition Disclosure Statement (SC Real Estate Commission form); a written purchase agreement; the deed; the lead-based paint disclosure if the home was built before 1978. Your attorney prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in South Carolina?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000. The $1,480 state transfer tax is due either way.

Sources

General information, not legal advice. Rules change and counties add their own; check with a South Carolina real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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