Closing Costs in Charleston: What Buyers Should Expect (2025 Edition)By Brandon Bott — Charleston Realtor Since 2012

Dec 3

If you’re buying a home in Charleston, understanding closing costs is just as important as understanding your down payment. Too many buyers are surprised at the final number — but you won’t be, after reading this.

Here’s the full breakdown of what buyers should expect in 2025.

🧾 1. Average Closing Costs in Charleston

Typical buyer closing costs range from:

2.5%–3.5% of the purchase price.

For example:

$500,000 home → $12,500–$17,500
$800,000 home → $20,000–$28,000
$1,000,000 home → $25,000–$35,000

This includes lender fees, legal fees, taxes, title insurance, and more.

🏦 2. Loan-Related Costs

If you're using a mortgage, expect:

Origination fees
Underwriting fees
Appraisal ($550–$750)
Credit report fee
Rate buydown (optional)

These vary by lender, which is why choosing the right lender matters.

🧑‍⚖️ 3. Attorney Fees

South Carolina requires an attorney to close every real estate transaction.

Expect:

$900–$1,500 for attorney closing fees

🛡️ 4. Title Insurance

Protects your ownership.

One-time cost:

$1,000–$2,500, depending on purchase price

🏡 5. Prepaid Items

These include:

Homeowners insurance (1 year upfront)
Property taxes
HOA prorations
Interest from closing date to month-end

🏘️ 6. Inspection Costs

Optional but HIGHLY recommended.

Common inspections:

Home inspection: $450–$700
Termite inspection: $150
HVAC inspection: $150–$250
Sewer scope (if older home): $300–$500

🧮 7. Cash Buyers — Good News

If you’re buying with cash, closing costs drop significantly.

Expect:

$3,000–$5,000 total

No lender = fewer fees.

🧩 8. Seller Credits

In some cases, especially with new construction or slower-moving inventory, buyers can negotiate credits for:

Rate buydowns
Closing costs
Repairs

Mount Pleasant remains competitive, but Summerville, Goose Creek, and parts of Daniel Island often see incentives.

🏁 Final Thoughts

Closing costs are unavoidable — but predictable. The key is planning for them comfortably so your home-buying journey is smooth and stress-free.

📞 Want a custom closing cost estimate based on your price range and loan type?

I help buyers break down their full budget before they ever tour a home.
Call or text me at 843-754-9737.

Brandon Bott