Are you wondering if closing in North Carolina or South Carolina will cost you more? You are not alone. If you are shopping between Charlotte and Fort Mill, the fees, who gets paid, and even who runs your closing can look a little different. In this guide, you will learn what buyers and sellers typically pay, how NC and SC practices differ, and what to budget so you can plan with confidence. Let’s dive in.
What closing costs cover
Closing costs include the services and fees needed to finalize your sale or purchase. While every deal is unique, certain line items show up often in the Charlotte to Fort Mill corridor.
Buyer line items
- Loan application and origination fees, appraisal, and credit report.
- Lender-required title search and lender’s title insurance policy.
- Owner’s title insurance policy, depending on local custom and your contract.
- Recording fees for the mortgage, prepaid interest, homeowner’s insurance, and initial escrow deposits.
- Property tax prorations based on the closing date.
- Home inspection, pest inspection, and survey when applicable.
- HOA transfer or setup fees when the property is in an association.
Seller line items
- Real estate commissions, commonly about 5 to 6 percent of the sale price.
- Owner’s title insurance policy when local custom assigns it to the seller.
- Deed preparation and deed recording-related costs, depending on custom.
- Payoff of existing mortgages and any lien release fees.
- Prorated property taxes, HOA dues, and unpaid utilities through the closing date.
Shared or variable items
- Closing attorney fee or settlement agent fee, based on state and local practice.
- Transfer or documentary fees where applicable, plus recording fees for documents.
NC vs SC: what actually differs
The biggest difference is the closing process itself. Expect the labels on your fees to shift slightly from one side of the line to the other, even when the total cost stays similar.
Who runs the closing
- North Carolina: Attorneys commonly handle residential closings. You will often see a closing attorney fee on your statement.
- South Carolina: Title companies and settlement agents are used more frequently, and you might see a settlement or escrow fee rather than an attorney fee. Attorney representation is still available if you want legal review.
Title insurance custom
- Lender’s title insurance is typically a buyer cost because lenders require it.
- Owner’s title insurance payment varies by market. In many southern markets, sellers often pay for the owner’s policy, but this is negotiable and should be confirmed in your contract.
Recording, transfer, and documentary fees
- Neither NC nor SC has a uniform statewide real estate transfer tax like some states. Counties set their own recording fee schedules. That means small fixed-dollar differences from Mecklenburg County to York County.
- Always confirm current fee schedules with the local Register of Deeds for the county where the deed will be recorded.
Property tax prorations
- Both states prorate property taxes at closing based on local billing cycles. The timing of assessments and billing can differ by county.
- If you are crossing the state line, make sure you understand when taxes become a lien and how the county bills so your proration is correct.
HOA and earnest money handling
- HOA communities around Fort Mill often charge transfer or resale certificate fees. Who pays can vary by HOA documents and negotiation.
- Earnest money is often held by attorneys or law firms in NC, and by title companies or brokers in SC. Confirm who will hold your deposit and how disputes are handled.
Contracts and disclosures
- NC and SC use different standard contract forms and addenda. These can set default rules for who pays certain fees, so it pays to read closely and ask questions.
- Lenders follow federal rules for the Closing Disclosure, and you should receive it at least three business days before a financed closing.
How much to budget
- Buyers: plan for about 2 to 5 percent of the purchase price in closing costs. This includes lender fees, title-related charges, prepaids, and initial escrows.
- Sellers: plan for about 1 to 3 percent for seller-side closing costs, plus commissions that are commonly 5 to 6 percent. Exact totals depend on your negotiations and any payoffs.
These are common ranges in the region. Always request itemized estimates from your lender and your chosen title company or attorney.
Sample numbers for a $400,000 sale
The following is illustrative to show how costs can stack up. Your numbers will vary.
Seller, $400,000 sale price
- Commission at 5.5 percent: $22,000.
- Other seller closing costs at 1 to 3 percent: $4,000 to $12,000.
- Net before mortgage payoff and concessions: sale price minus the items above.
Buyer, $400,000 purchase price
- Buyer closing costs at 2 to 5 percent: about $8,000 to $20,000.
- Down payment is not included in these estimates.
How the state line can shift totals
- Owner’s title policy: if the seller pays by local custom, the seller’s costs rise and the buyer’s drop by several hundred to a few thousand dollars, depending on price.
- Settlement professional: you might see either an attorney fee or a title company settlement fee. The total administrative cost usually lands in a similar range.
- County recording fees: Mecklenburg and York fee schedules can differ by small amounts that add up to tens or hundreds of dollars.
Fort Mill specifics to keep in mind
- Many Fort Mill buyers commute to Charlotte. HOA communities are common, so budget for transfer or setup fees, and request the resale information early.
- If your lender, listing agent, and settlement provider are not on the same side of the line, coordinate early so you know where you are closing, who holds funds, and how documents will be recorded.
- When moving from NC to SC or vice versa, ask your closing agent to explain tax billing cycles and how prorations will appear on your statement.
Step-by-step checklist
Early in the process
- Ask which settlement provider is customary for your property and request an itemized closing estimate.
- If you are buying, request a Loan Estimate after you apply and plan for a Closing Disclosure at least three business days before closing.
- Confirm who will pay the owner’s title insurance policy and put it in your contract.
- Check the county’s current recording fees for the property’s location and confirm any documentary or transfer fees.
- If there is an HOA, order the resale package or certificate early. Fees and timelines are often strict.
- If crossing the state line, ask how tax prorations, municipal utilities, and local requirements might differ.
As closing approaches
- Review your Closing Disclosure or settlement statement line by line. Verify any lender credits or seller concessions.
- Confirm whether an attorney or a title company is handling your closing and where funds should be wired.
- Call a known number to verify wiring instructions to protect yourself from wire fraud.
- If you are selling, confirm your mortgage payoff amount and how lien releases will be recorded.
Common mistakes to avoid
- Assuming the same party pays the owner’s title policy in every deal. This is negotiable and varies by local custom.
- Forgetting about HOA transfer or setup fees in planned communities.
- Waiting to coordinate the settlement provider when buyer, seller, and lender are in different states.
- Skipping a line-by-line review of your Closing Disclosure. Small fees can add up.
- Not confirming wiring instructions by phone with your settlement agent.
Your next step
If you want a clear, itemized picture of your costs on either side of the line, let’s map it out together. I will help you compare scenarios, align your contract with local custom, and coordinate the right settlement team for a smooth closing. Reach out to Trenette Tucker to Schedule Your Personalized Consultation.
FAQs
Who typically pays owner’s title insurance in NC and SC?
- In many southern markets the seller often pays for the owner’s policy, but it is negotiable. Confirm local custom and write it into your contract.
Do I need an attorney to close in North Carolina or South Carolina?
- Attorneys commonly handle NC closings, while SC closings more often use title companies or settlement agents. You can choose attorney representation in either state.
How much should I budget for buyer closing costs near Fort Mill?
- Plan for about 2 to 5 percent of the purchase price, not including your down payment. Ask your lender and settlement agent for itemized estimates.
How much should sellers budget for closing costs in the Charlotte–Fort Mill area?
- Plan for seller-side costs of about 1 to 3 percent plus commissions that are commonly 5 to 6 percent. Your final number depends on payoffs and negotiations.
Will property tax prorations change if I cross the state line?
- Possibly. Counties follow different billing cycles and assessment timelines. Ask your closing agent to explain how your proration will be calculated.
Who pays recording and documentary fees in Mecklenburg and York counties?
- Recording fees vary by document and county, and payment can be negotiated. Confirm the current fee schedule where the deed will be recorded.
