Your Questions, Answered

Often less than people think. Common options include:

• Conventional loans: as little as 5% down for qualified buyers.
• FHA loans: 3.5% down.
• VA loans: no down payment for eligible veterans and service members.
• USDA loans: no down payment in eligible rural areas, which includes many of the small towns around Anderson.

The best first step is talking with a lender to get pre-approved. We are happy to connect you with local lenders we trust.

Buyers typically pay for things like loan fees, the appraisal, title insurance, the closing attorney and prepaid taxes and insurance. Sellers typically pay for the deed recording fee, their loan payoff and their share of property taxes. Who pays what can also be negotiated in the contract, and sellers sometimes agree to help with the buyer’s costs.

One thing that is different here: South Carolina closings are handled by an attorney. A licensed SC attorney prepares the deed, checks the title and oversees the closing.

Your lender will give you a Loan Estimate with your exact costs early in the process.

Finding the right home can take a weekend or a few months, depending on what you want and what is on the market. Once your offer is accepted, closing usually takes about 30 to 45 days with a loan, and can be faster with cash. That time covers the inspection, appraisal, loan approval and title work.

Yes. SC Housing, the state housing agency, offers fixed-rate home loans for first-time buyers and, in some cases, help with the down payment and closing costs. Some programs also serve repeat buyers. These loans go through SC Housing’s approved lenders, and income and price limits apply.

You can read about the current programs on SC Housing’s website, or ask us and we will point you to a participating lender.

Yes, we strongly recommend it. The sales rep at a new community works for the builder, and their job is to protect the builder’s interests. Having your own agent means someone is looking out for you.

We can help you compare builders, neighborhoods and lots, negotiate upgrades and incentives, review the builder’s contract, and make sure you get an independent inspection before closing. Bring us along from your very first visit to the model home so we can represent you from the start.

For a quick estimate, try our free instant home valuation. For an accurate price, we will prepare a free market analysis based on recent sales near you and your home’s condition and updates. Pricing right from day one is the biggest factor in how fast, and for how much, a home sells.

It depends on your price range, location, condition and the time of year. Well-priced, move-in-ready homes in popular areas can sell quickly, while larger, rural or lake properties often take longer. We will show you how long similar homes near you are taking to sell right now. You can also create a free market report for your neighborhood.

Focus on what buyers notice first and what an inspection is likely to flag:

• Fix leaks, broken fixtures, damaged trim and anything that does not work.
• Deep clean, declutter and clear off counters.
• Fresh neutral paint where walls are scuffed or bold.
• Tidy the yard, trim shrubs and freshen the front entry.

Before you take on a big project like a kitchen or new flooring, talk to us first. Many large updates do not pay for themselves at sale time.

The main costs for a seller are usually:

• Real estate commission, which is negotiable.
• Paying off your mortgage and any liens.
• South Carolina’s deed recording fee, about $3.70 for every $1,000 of the sale price.
• Your share of the year’s property taxes and the closing attorney’s fee.
• Any repairs or closing cost help you agree to with the buyer.

We will give you an estimated net sheet before you list so you know what to expect.

Your yearly tax bill comes from three numbers: the county’s appraised value of the home, times an assessment ratio, times the local millage rate.

• Assessment ratio: a home that is your legal residence is assessed at 4% of its value. Second homes, rentals and investment property are assessed at 6%.
• Millage rate: the tax rate set each year by the county, city, school district and other local districts. It is different from one area to the next, so two homes with the same value can have different tax bills.

For example, a $300,000 home assessed at 4% has an assessed value of $12,000. At 6%, the same home would be assessed at $18,000. That assessed value is then multiplied by the millage rate for its location. A legal residence also does not pay the school operating part of the millage, which lowers the bill even more.

The 4% rate is not automatic. After you buy, you apply with the county assessor’s office and show proof that the home is your primary residence, such as your SC driver’s license, vehicle registration or SC tax return. Apply soon after closing so you don’t pay the higher rate.

Anderson County has five school districts, and the lines follow district boundaries, not town names or ZIP codes. So two homes with the same mailing address can be in different districts. Our Area Guide shows the usual district for each nearby town, and we can confirm the assigned schools for any specific home before you make an offer.

Lake Hartwell’s shoreline is managed by the U.S. Army Corps of Engineers, so private docks need a permit from the Corps. Docks are only allowed along shoreline the Corps has set aside for limited development, so not every lakefront lot can have one.

If you are buying a home that already has a dock, know that the dock permit does not automatically transfer to you. The new owner applies to the Corps for a new permit. Before you buy, we will help you check the shoreline and the dock’s permit status with the Corps’ Hartwell Project Office. Browse Lake Hartwell homes for sale.

Absolutely. We help buyers relocate all the time. We can tour homes for you by live video, send detailed walkthroughs, and give you an honest read on the neighborhood, commute and schools. Many closing attorneys can also arrange a mail-away closing, so in some cases you don’t even need to be here to sign.

Start with our Area Guide to get a feel for the towns nearby, then reach out and tell us what you are looking for.