Thinking about buying a home and moving to South Carolina? You’re not alone. The Upstate — and especially Greenville County — continues to attract new residents thanks to its strong job market, charming downtowns, and affordable cost of living.

But before you unpack the boxes, there are a few key differences in how homeownership works in South Carolina that every out-of-state buyer should know. 

1.  Property Taxes & Assessment: How It Really Works

One of the biggest surprises for out-of-state buyers is how South Carolina and Greenville SC property taxes are calculated.

Unlike many states that use a single assessment rate, South Carolina uses different assessment ratios based on how the property is used.

Here’s how it works:

• Primary (owner-occupied) residences may qualify for a 4% assessment ratio

• Second homes, rentals, and investment properties are assessed at 6%

• All properties default to the 6% rate unless the owner applies for the 4% rate

The county automatically assigns the 6% investor rate to all property purchases. You must proactively apply for the 4% owner-occupied rate if this is your primary residence. This can make a major difference in your annual tax bill.

Additionally property taxes vary by county and municipality, so taxes in Greenville County may differ from Charleston, Columbia, or coastal areas — even on similarly priced homes.

As Greenville local real estate agents, we always make sure our clients understand how to prove residency and apply for the 4% owner-occupied rate within the county deadline. Taking this step early ensures you receive the proper tax benefits from the start.

2. Buying a Home With a Spouse? Don’t Assume You’re Both Owners

Another major difference in South Carolina homeownership: spouses do not automatically have ownership rights unless both names appear on the deed.

South Carolina does not automatically give a spouse ownership rights.

If only one name appears, that person is the sole owner.

There are several common types of property ownership in South Carolina:

• Tenants in Common

• Joint Tenants with Right of Survivorship

• Tenants in Common with Right of Survivorship (a hybrid of the two)

Each type has different implications for inheritance, transfers, and property rights.

📍 Tip: Ask your closing attorney to confirm how your title will be held before signing — it’s one of the most important decisions you’ll make when buying a home together.

3. Buying a Home in South Carolina? You’ll Need an Attorney at Closing

If you’re relocating from out of state, the closing process may feel different — because it is.

South Carolina is an attorney state, meaning:

• A licensed South Carolina real estate attorney must conduct the closing

• The attorney prepares documents, reviews title, and manages all funds

• Title companies do not run closings independently, as they do in many other states

This legal requirement adds an extra layer of oversight and consumer protection, but it can also affect:

• Closing timelines

• Closing costs

• Who answers legal and title-related questions

📍 Tip: Choose a local real estate agent and attorney familiar with Upstate SC market norms — they’ll guide you through the nuances confidently.

4. Homestead Protection & Estate Planning Work Differently Here

Many out-of-state buyers assume all homestead protections work the same — they don’t.

South Carolina offers limited homestead protection compared to states like Florida. While certain equity protections exist, they do not apply to:

• Mortgage foreclosures

• Federal tax liens

• Contractor liens

• Child support judgments

For buyers planning to retire, purchase multiple properties, or hold assets across multiple states, estate planning matters:

• Without proper planning, owning property in South Carolina and another state can trigger multiple probate processes

• Title structure, trusts, and survivorship options should be discussed early

This is another reason attorney involvement is critical in South Carolina transactions.

5. No State Estate or Inheritance Tax — A Long-Term Advantage

One major upside for long-term planning: South Carolina does not have a state estate tax or inheritance tax.

For buyers relocating from states that do impose these taxes, this can be a meaningful benefit when thinking about wealth transfer, retirement planning, and long-term ownership.

Bottom Line:

For out-of-state buyers, understanding these details before you purchase can save you time, stress, and money.

By working with a knowledgeable Greenville local real estate agent and a licensed South Carolina attorney, you can navigate the process confidently.

The more you know before moving, the smoother your transition — and the stronger your long-term investment.

If you’re planning a move to Greenville or the Upstate area, our local real estate team can help you navigate every detail — from choosing the right community to understanding South Carolina’s unique homeownership rules.

📞 Contact Hamilton & Company today to start your move with confidence.