What Will You Net, Selling Your Home in Greater Columbia?
How much will I actually net selling my home in Greater Columbia, Lexington, or Lake Murray?
Your net proceeds equal your contract price minus every cost that comes out before the check reaches you: your mortgage payoff, South Carolina's deed recording fee (the Transfer Tax), attorney and title services, brokerage compensation per your listing agreement, prorated property taxes, any buyer concessions, and pre-listing investments like staging or photography. The exact number depends on your specific home, county, loan balance, and what you negotiate in the contract. I build a preliminary net sheet at the listing appointment so you're never guessing. net selling home Greater Columbia
Key Takeaways
Recent local market data puts the area-wide median sale price at $226,000, with homes going under contract in a median of 19 days, but your net depends on your specific price, payoff, and costs, not the median alone.
South Carolina's deed recording fee (Transfer Tax) is set by state law under S.C. Code §12-24-10 at $1.85 per $500 of value, the rate is fixed, but who pays it is a negotiable contract term.
South Carolina is an attorney-closing state, meaning a licensed SC real estate attorney handles settlement, title, and disbursements, that fee is a real line item on your net sheet, not optional.
Costs that happen before closing (staging, photography, pre-listing repairs) won't appear on your settlement statement but absolutely reduce your true bottom line.
Running both a best-case and a worst-case net before you list is the only way to avoid a surprise on closing day.
What goes on a Greater Columbia seller's net sheet?
Here's what I walk every seller through before we ever put a sign in the yard. Think of your net sheet as two columns: money coming in (your contract price) and money going out (everything below). What's left is your number.
The fixed costs, set by law or county schedule
Some line items aren't negotiable in amount. They're set by statute or a county fee schedule, and they'll show up regardless of how the contract reads.
SC Deed Recording Fee (the Transfer Tax). South Carolina imposes a deed recording fee under S.C. Code Ann. §12-24-10 at $1.85 for every $500 (or fractional part of $500) of the property's value. The South Carolina Department of Revenue breaks that into a state portion and a county portion, in Richland County, the Register of Deeds fee schedule reflects $3.70 per $1,000 of value (split as $2.60 state and $1.10 county), which aligns with the statewide rate. The fee is collected at recording, which happens at closing through your closing attorney.
The rate itself is fixed by law. Who pays it is not. By local custom in Greater Columbia, the seller typically covers the Transfer Tax, but it's a negotiable contract term. I'll flag this clearly when we review any offer.
County recording and filing fees. Separate from the Transfer Tax, Richland County's Register of Deeds fee schedule includes a base recording fee for the deed itself. If your mortgage lender requires a recorded release or satisfaction, that's an additional recording fee. These are small but real line items. If you're selling a Lake Murray property, confirm which county your parcel falls in, the shoreline runs through both Richland and Lexington County, and each has its own Register of Deeds.
Attorney and title costs. South Carolina is an attorney-closing state. A licensed SC real estate attorney handles the title search, prepares closing documents, and disburses funds, including paying off your mortgage, collecting the buyer's funds, and recording the deed. As Richland County recorder guidance confirms, the attorney's office is the entity that presents the deed for recording and ensures the Transfer Tax is paid. The attorney fee and title search are not optional; they're a cost of doing business in this state.
The negotiable and contract-driven costs
These line items vary based on what you agree to in the purchase contract, your listing agreement, and the decisions you make before you list.
Brokerage compensation. Per your listing agreement, compensation to your listing brokerage is paid from your proceeds at closing. Under current NAR policy and South Carolina Real Estate Commission guidance, broker fees are fully negotiable, there is no standard, typical, or fixed rate. Any compensation offered to a buyer's agent is a separate, optional decision you make; it doesn't flow automatically from your listing fee. Your listing agreement is where those terms are set, not here.
Mortgage payoff. Your first mortgage payoff is usually the largest single debit on your net sheet. If you have a HELOC or second mortgage, those get paid off too. Your closing attorney orders payoff statements directly from your lenders. One thing sellers sometimes miss: the payoff amount includes per-diem interest through the closing date, so it's slightly higher than your current balance. Pull your most recent statement and share it with me early, it makes the preliminary net sheet much more accurate.
Prorated property taxes. South Carolina property taxes are paid in arrears, so at closing you'll owe a prorated share of the current year's taxes for the days you owned the home. The exact amount depends on your county's millage rate and whether your property is assessed as owner-occupied or non-owner-occupied. Richland and Lexington County assess properties differently, and a recent change in use (say, you converted a rental to your primary residence) can shift the tax amount meaningfully. Bring your most recent tax bill to our first conversation, using an outdated or misclassified bill can throw off the proration estimate.
HOA and POA fees. If your home is in a homeowners or property owners association, expect line items for prorated dues through the closing date, and potentially a transfer fee or capital contribution fee set by your HOA's governing documents. Some associations also charge an estoppel or resale certificate fee. Pull your HOA contact information early, getting that paperwork can take a week or two, and it holds up the closing attorney's work if it arrives late.
Buyer concessions. If you agree to pay any portion of the buyer's closing costs, prepaid taxes, or discount points, those show up as a debit on your side of the settlement statement. A $5,000 concession is $5,000 less in your pocket, dollar for dollar. I'll help you think through whether a concession makes strategic sense versus a price reduction, they're not the same thing in every situation.
Miscellaneous contract items. Depending on your property and what you negotiate, your net sheet might also include a home warranty, a termite (CL-100) inspection, a septic or well inspection (common in parts of Lexington County and the Lake Murray area), or courier fees if you're signing remotely. Who pays each of these is typically negotiable in the purchase contract.
The pre-listing costs that won't appear on your settlement statement
This is the category sellers most often forget. Professional photography, 3D tours, staging, and any repairs you make before listing happen before closing, so they never show up on your official settlement statement. But they absolutely reduce your true bottom line.
Whether your listing brokerage covers photography and marketing as part of their services, or whether you pay out of pocket, matters. Ask the question upfront. And if you're doing any repairs or updates before listing, keep receipts. When I build a net sheet with a seller, we include a realistic estimate of pre-listing costs in the total picture, not just the closing-day numbers.
How to build your net sheet step by step
Here's the process I use with sellers in Irmo, Lexington, Blythewood, Forest Acres, and across the Columbia area. Recent local market data shows the area-wide median sale price at $226,000, with a median of 19 days on market, but your net starts with your specific price, not the median. Here's how we get there.
Step 1: Anchor the price range. A comparative market analysis using current MLS data gives you a realistic pricing band. The Central Carolina REALTORS® Association publishes Market Activity reports with closed sales, days on market, and price trends for the Columbia area. That data, combined with what I'm seeing on active and pending listings right now, is how we set a number that's defensible, not just hopeful.
Here's how median sale prices and days on market compare across the areas I work in, based on recent local market data (trailing approximately 90 days, as of September 2026):
Area | Median Sale Price | Median Days on Market |
Irmo | $279,900 | 69 |
Columbia | $215,750 | 18 |
Blythewood | $334,400 | 55 |
Forest Acres | $365,000 | 28 |
Gilbert | $299,500 | 46 |
Your individual home's value depends on condition, street, build year, and timing, these are area-level medians, not an appraisal of your specific property.
Step 2: Gather your documents. You'll need your most recent property tax bill (Richland or Lexington County), your mortgage statement(s), any HELOC balance, and your HOA contact information if applicable. The more accurate these inputs, the tighter the net sheet.
Step 3: Lock in the fixed line items. Transfer Tax, county recording fees, attorney and title services, and your mortgage payoff. These are either legally set or factually determined, no guessing.
Step 4: Layer in the negotiable costs. Brokerage compensation per your listing agreement, any buyer concessions you're considering, and pre-listing investments. This is where strategy comes in.
Step 5: Run two scenarios. One assumes no buyer concessions and minimal post-inspection repairs. The other assumes modest concessions and some inspection-driven credits. The gap between those two numbers is your risk range. Knowing it before you list means you won't be caught off guard by a buyer's repair request.
Step 6: Review the draft settlement statement with your closing attorney. Once you're under contract, the attorney can provide a draft Closing Disclosure or ALTA settlement statement, usually available one to two days before closing, though you can request an early draft. Walk through it line by line. Every cost category we discussed should appear there, and nothing should be a surprise.
Your specific bottom line depends on your home's condition, location, loan balance, and what you negotiate. That's exactly the kind of conversation I have with every seller before we go to market.
Frequently Asked Questions
How do I figure out what I'll actually walk away with when I sell my house in Columbia?
Start with your expected contract price and subtract every cost that comes out at or before closing: your mortgage payoff, SC Transfer Tax, attorney and title fees, brokerage compensation per your listing agreement, prorated property taxes, any HOA fees, and buyer concessions. Pre-listing costs like staging and photography reduce your true net even though they don't appear on the settlement statement. I build a preliminary net sheet at the listing appointment using your actual tax bill and payoff estimate so you have a real number to work from.
Who usually pays the South Carolina Transfer Tax when selling a home in Lexington County, me or the buyer?
By local custom in Greater Columbia and Lexington County, the seller typically covers the deed recording fee (Transfer Tax), but it is a negotiable contract term, not a statutory requirement that the seller pay it. The South Carolina Department of Revenue sets the rate under S.C. Code §12-24-10, but who bears the economic cost is determined by what you and the buyer agree to in the purchase contract. Confirm how it's allocated in any offer before you sign.
Do I really have to hire a closing attorney to sell my house in South Carolina, and what do they actually do?
Yes, South Carolina is an attorney-closing state, so a licensed SC real estate attorney handles settlement on every residential transaction. The attorney conducts the title search, prepares closing documents, collects and disburses funds (including paying off your mortgage), and records the deed with the county Register of Deeds. Their fee is a real line item on your net sheet. Think of them as the neutral party who makes sure money and title change hands correctly.
How are my Richland County property taxes handled at closing, will I get a credit or have to pay more?
South Carolina property taxes are paid in arrears, so at closing you'll owe a prorated share of the current year's taxes for the portion of the year you owned the home, that shows up as a debit on your side of the settlement statement. The exact amount depends on your county's millage rate and your property's assessment classification (owner-occupied rates differ from non-owner-occupied). Share your most recent Richland County tax bill with me and your closing attorney early in the process so the proration is calculated on accurate numbers.
Can my buyer ask me to pay their closing costs in Columbia, and how does that affect my net?
Yes, buyers can request seller-paid closing costs as part of their offer, and it's common in this market, especially with buyers using FHA or VA financing. A seller concession appears as a direct debit on your settlement statement and reduces your net dollar for dollar. Before agreeing to a concession, I'll help you compare it against a price adjustment so you understand the real trade-off. The right answer depends on your pricing position, your timeline, and how competitive the offer is overall.
Know your number before you list
The sellers who feel confident on closing day are the ones who ran the numbers before the sign went in the yard. With 1,378 active listings in the Greater Columbia area right now, pricing and net-sheet accuracy matter more than ever. I'll walk you through a full preliminary net sheet at our first meeting, no surprises, no last-minute math.
Schedule a listing consultation and let's figure out your real bottom line.
About Courtney McCullough
Courtney McCullough is a Broker Associate with the Pawmetto Homes Team at Tzedi Co Realty, serving families across Greater Columbia, Lexington, and Lake Murray. She helps couples navigate the middle chapter of life, kids heading off, parents getting older, and the moves that come with it, with sharp negotiation and a long-game plan. She lives in the Midlands with her own crew, four-legged members included.
Tzedi Co Realty · 803-307-7788
Equal Housing Opportunity. Courtney McCullough, Broker Associate, licensed by the South Carolina Real Estate Commission (SCREC) and brokered by Tzedi Co Realty. This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs and net proceeds with your real estate attorney, tax advisor, or lender. Broker compensation is fully negotiable and not set by law.
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