Seller Closing Costs in Columbia SC: What You'll Really Pay

Seller closing costs in Columbia SC come down to 5 main pieces. Your mortgage payoff, commission, the deed recording fee, your share of the attorney work, and prorated property taxes. Then there's anything you agree to give the buyer, like closing cost help or repairs. That last piece is the one catching sellers off guard right now.

I've been sitting at closing tables with Midlands sellers since 2021. The number on your settlement statement should never be a surprise. If it is, somebody skipped a step.

If you and your agent are not verifying that the closing document that you are sent right before closing and the one that is printed and awaiting your signature at the closing table should be the same to the penny. If not, make sure to say something. I once saw a $5000 deficit. When digging through everything at the closing table, we found out that it was a miskey on the HOA fees. It was corrected immediately but if it was not checked by us, the HOA would've been given an extra $5000 and the seller wouldn't have been able to close on their purchase.

What do sellers pay at closing in South Carolina?

Here's what usually shows up on the seller side of the statement.

Your mortgage payoff. The closing attorney orders an official payoff from your lender. It includes interest up to the payoff date, so it runs a little higher than the balance on your last statement.

Commission. It's negotiable, and it's written into your listing agreement before your home ever hits the market. No guessing later.

The deed recording fee. South Carolina charges $1.85 for every $500 of value. That's $3.70 per $1,000. In our area the seller usually covers it. On a $300,000 sale, that's $1,110.

Your closing attorney. SC is an attorney closing state, so a licensed SC attorney runs every closing. As the seller you pay for your deed prep and your part of the legal work. Fees vary by firm. Strictly the attorney fees range from $495-$700, not including title insurance and title work.

Property taxes. This one confuses people alot. In the Midlands, property taxes get paid at the end of the year, not the start. Lexington and Richland Counties mail tax notices after October 1, and they're due by January 15 of the next year. If you close in November, you probably haven't paid this year's bill yet. The attorney credits the buyer for the days you owned the house. It's money you'd owe anyway, it just comes out at closing.

HOA dues. These get prorated too. Some HOAs also charge their own fees when a home sells. Pull your HOA documents early so you know.

I'm not your attorney or your CPA. Run this by your closing attorney before you count on it.

How much are seller closing costs in Columbia SC right now?

Honestly, it depends less on the fees and more on the negotiation.

The numbers back that up. In August 2026, the median home in the City of Columbia sold for $278,815, according to Redfin. Homes took a median of 40 days to sell. That's 8 days longer than the year before. Sellers got 98.3% of list price on average, and only 18.8% of homes sold over asking.

What that means for you: buyers have a little room to ask. And they're asking. Closing cost help and repair credits are showing up in a lot of offers across Richland and Lexington counties.

I'm not going to hand you a percentage off the internet and call it your number. Every house has its own payoff and its own buyer. I'd rather run your real numbers. And Lexington county is running at an average of $348,897 in home prices.

Do I have to pay the buyer's closing costs?

Nope. Nothing in South Carolina law makes you pay them.

It's a negotiation, and sometimes it's a smart one. A buyer who's short on cash may offer closer to your price if you cover part of their closing costs. That can net you more than a straight price drop.

Also, the buyer's loan type limits how much you can give. Their lender will know the cap.

This is where I slow people down. If you bought new construction in Blythewood, Chapin, or Lexington in the last 3 years, your equity might be thinner than you think. A lot of those homes were bought at the peak. Before you agree to any credit, know exactly what you'll walk away with.

What if I don't live in South Carolina anymore?

This one matters if you moved away and kept the house here as a rental or a second home.

When a nonresident sells SC real estate, the buyer has to withhold 7% of the gain for individuals and 5% for corporations. That money goes to the SC Department of Revenue.

There are exemptions. If the home was your principal residence and the whole gain is excluded under federal tax law, withholding doesn't apply. Some sellers can also file Form I-295 to claim an exemption.

Bring this up with the attorney the day you go under contract. Not the day before closing.

I'm not your attorney or your CPA. Run this by your closing attorney before you count on it.

Your seller closing cost checklist before you list

Do these before your sign goes in the yard.

• Call your lender and ask for a payoff estimate. Not your statement balance.

• Find your most recent property tax bill so you can estimate the proration.

• Pull your HOA documents and ask about any fees due at sale.

• Ask me for a seller net sheet with 2 versions. One at full price, and one with closing cost help.

• If you live out of state, ask the closing attorney about Form I-295 early.

• Pick your walk-away number before the first offer comes in. Trust me, it's easier to decide calmly than at 9pm with an offer deadline.

  
  

FAQ

Who pays the deed recording fee in South Carolina?

In the Midlands, the seller usually pays it. The rate is $1.85 for every $500 of value, which works out to $3.70 per $1,000. Your attorney collects it at closing and records the deed.

Are property taxes prorated at closing in Columbia SC?

Yes. SC property taxes are paid at the end of the year, so the seller usually credits the buyer for the part of the year they owned the home. The closing attorney figures the exact amount.

Is commission paid out of my proceeds at closing?

Yes. The closing attorney pays it out of your sale proceeds on the settlement statement. You don't write a separate check.

What if I owe more than my house will sell for?

You have options, but you need to know early. You may need to bring cash to closing, or talk with your lender about other paths. Call me before you list, not after, so we can run the real numbers together.

When should I get a seller net sheet?

Before you sign a listing agreement. A net sheet shows your estimated payoff, fees, and proceeds so you can set your price with clear eyes. Ask for a new one each time an offer comes in.

The long game

Fees are just math. The part that hurts sellers is finding out the real number at the table. Get your payoff and your walk-away number nailed down early, and closing day is signatures and a set of keys.

If you're thinking about selling in Columbia, Lexington, or around Lake Murray, give me a call or text. I'll run your real numbers with you.

Courtney McCullough, Pawmetto Homes Team at Tzedi Co Realty. 803-307-7788.