Closing Costs: South Carolina vs. Georgia Explained

Buying or selling near the South Carolina-Georgia line and not sure who pays what at closing? You are not alone. Cross-border deals around Hardeeville, Bluffton, and Savannah add a few wrinkles to an already complex process. In this guide, you will learn the common fees, who typically pays them, and the practical differences you should plan for on each side of the state line. Let’s dive in.

What closing costs cover

Closing costs are the fees and prepaids due when you transfer a property or take out a mortgage. Most items are negotiable and vary by local custom. Your contract and the final Closing Disclosure control the details, so always review both line by line.

Typical items include:

• Real estate commission. Customarily paid by the seller per the listing agreement. Commission is negotiable. Nationally, total commission often lands around 5–6% of the sale price.
• Title insurance. Owner’s and lender’s policies protect against covered title defects. Who pays which policy varies by market and is negotiable.
• Settlement or closing fee. Paid to the closing agent, title company, or attorney. The payer can be buyer, seller, or split per contract.
• Recording and filing fees. County charges to record the deed and the mortgage. Amounts and payer vary by county and contract.
• Lender and loan-related fees. Origination, points, appraisal, credit report, and underwriting are usually paid by the buyer if financed.
• Survey. Often ordered and paid by the buyer. Sometimes the seller provides a recent survey. Negotiable.
• Prepaids and escrows. The buyer usually funds prepaid property taxes and homeowners insurance at closing. Amounts are prorated.
• Prorations. Property taxes, HOA dues, and utilities are prorated based on the closing date, unless the contract states otherwise.
• Attorney fees. Depends on who is engaged and local custom. Often buyer and seller each cover their own representation if used.

As planning guidance, buyers often see total closing costs and prepaids around 2–5% of the purchase price when financing. Sellers typically see commission plus their share of title and closing fees, along with any negotiated concessions.

South Carolina vs. Georgia basics

Closing agent and escrow

• Georgia. Many transactions use a closing attorney who handles settlement and funds disbursement.
• South Carolina. Closings are frequently handled by title companies or attorneys. Local custom in the Lowcountry often guides the choice.

The result for you: documents, fee labels, and who charges what may look a bit different across the border, even when the net costs are similar.

Recording and transfer charges

• Both states use county offices to record the deed and the mortgage. Fee schedules differ by county.
• Neither state uses a uniform, large statewide transfer tax like some other states. Local documentary or transfer charges may apply and can vary by county or municipality.

Always confirm current fees with the county where your property sits.

Title insurance norms

• Title insurance pricing follows state insurance rules and company rate schedules.
• Who customarily pays for an owner’s policy varies by region. In some transactions the seller pays the owner’s policy, in others the buyer does. The borrower typically pays the lender’s policy.

Clarify who pays which policy in the offer and confirm on the Closing Disclosure.

Property tax prorations

• Both states generally prorate property taxes at closing. The seller pays taxes up to the closing date and the buyer takes responsibility afterward.
• Tax calendars and billing cycles differ between Jasper County, SC and Chatham County, GA, so your proration math may not match across the line.

Ask the closing agent to show the proration math for your specific closing date.

HOA and condo fees

• Community associations may charge transfer or disclosure fees. The amount and who pays are set by the community and state rules.
• Check your HOA documents early to avoid last-minute surprises.

Insurance and flood zones

• Flood insurance is set by federal rules but pricing depends on flood zone, elevation, and insurer underwriting. The Savannah area and Lowcountry include coastal and marsh zones that can affect premiums.
• Confirm flood-zone status with your lender and closing agent before your inspection period ends.

Who usually pays what

Custom varies from neighborhood to neighborhood. Use this as a quick planning map, then confirm in your contract and Closing Disclosure.

Local steps for a smooth closing

Use this checklist to stay ahead of the details when crossing the state line.

• Confirm your closing agent. Ask if a title company or an attorney will handle escrow and settlement in your locale.
• Request early estimates. Ask your lender for a Loan Estimate and review it with your agent. Expect your Closing Disclosure at least three business days before closing.
• Verify county fees. For Hardeeville, contact the Jasper County Register of Deeds and Tax Assessor. For Savannah, contact the Chatham County Clerk/Recorder and Tax Commissioner.
• Clarify title insurance. Decide who pays the owner’s policy and lender’s policy during negotiations. Put it in writing in the contract.
• Check tax prorations. Ask the closing agent to explain the tax calendar for your county and how the bill will be prorated.
• Review HOA costs. Request HOA resale documents early. Confirm any transfer or disclosure fees and who pays them.
• Confirm flood and insurance. Verify flood zone and insurance requirements with your lender and insurance provider before appraisal.

Sample cost snapshots

These examples are for planning only. Your numbers will change with price point, loan program, and county.

• Buyer example. On a $350,000 home with financing, you might see combined lender fees, third-party charges, and prepaids in the range of 2–4% of the price, depending on the loan and escrow setup.
• Seller example. On the same home, the largest expense is typically commission around 5–6% of the sale price, plus the seller’s share of title and settlement items, and any agreed concessions.

Your lender and closing agent will issue exact figures before closing. Compare the Closing Disclosure to your contract and ask questions about any line item you do not recognize.

Contract tips that save you money

• Spell out who pays what. Do not rely on “custom.” Write in the contract who pays each policy, fee, or test, even if it is typical in your area.
• Keep concessions targeted. If you offer or request seller concessions, tie them to specific fees or a dollar cap so your budget stays in range.
• Time your closing date with taxes. A two-week shift can change prorations. Ask your agent to model the proration impact before you sign.
• Align inspections and surveys. If a survey or special endorsement is likely, order it early so the cost and timing are clear well before closing.

When you understand the line items and lock them into your offer, you keep control of your net proceeds or cash to close.

Ready to run through your numbers with a local pro who closes on both sides of the state line? Connect with Michele Niles to map your exact costs and strategy.

FAQs

Who pays real estate commission in SC and GA?

• The seller customarily pays commission per the listing agreement, and the amount is negotiable.

Are there transfer or documentary taxes at closing?

• Local documentary or transfer charges may apply and vary by county or municipality, so confirm with the county where the property is recorded.

Do I need a closing attorney in Hardeeville or Savannah?

• Georgia closings often use attorneys as the settlement agent; South Carolina closings are frequently handled by title companies or attorneys, depending on local custom.

How are property taxes prorated between buyer and seller?

• Taxes are typically prorated at closing based on the closing date and the county’s billing cycle, with the seller paying up to closing and the buyer after.

What are typical buyer closing costs on a $350,000 home?

• If you are financing, a common planning range is 2–4% of the price for lender fees, third-party costs, and prepaids, depending on your loan.

How can I avoid surprises on my Closing Disclosure?

• Request and review your Loan Estimate early, compare it to the Closing Disclosure issued at least three business days before closing, and ask your closing agent to explain any changes.