How to Sell a House By Owner in South Carolina (2026 Update)

17% of FSBO sellers struggle with pricing, while 10% are stuck on paperwork. But the biggest roadblock for FSBO sellers isn’t pricing or paperwork; it’s invisibility.

Homes on the MLS sell for 17.5% more than those not on the MLS. But FSBO listings aren’t on the MLS. Without MLS exposure, a successful sale is almost impossible. No wonder FSBO listings dropped to an all-time low of just 5% in 2025.

Houzeo, South Carolina’s #1 FSBO website, solves all three issues without the 3% commission. With the Gold plan, you get maximum MLS exposure, pricing assistance, and contract review, all 100% online.

Points to Remember Before Selling a House in South Carolina

Median Home Price in South Carolina	$377,800 (Dec 2025)
Average Days on the Market	89 (Dec 2025)
Homes for Sale	33,995 Homes (Nov 2025)
Required Disclosures in South Carolina	Foundation issues, roof leaks, plumbing and electrical defects, termite damage, flood or drainage problems, HOA information, zoning or code violations, septic system status, environmental hazards, etc.
Required Essential Documents in South Carolina	Property Deed, Purchase Agreement, Closing Statement, Mortgage Payoff Statement, Title Report, HOA/POA Documents (if applicable), Property Tax Statement, Seller’s Disclosure Statement, Property Survey, Lead-Based Paint Disclosure (if built before 1978), and any required inspection or code compliance reports, etc.

What Does Selling a House By Owner in South Carolina Mean?

Selling a house by owner in South Carolina means you manage the entire sale without a real estate agent. This approach, known as For Sale By Owner (FSBO), gives you full control and allows you to eliminate the listing agent’s fee.

But increased control comes with trade-offs: less exposure and more work. When you sell FSBO, your home won’t be on the MLS. It will be invisible to the 88% of buyers who use an agent to find their dream homes. You’ll also have to handle marketing, negotiations, and contracts all by yourself.

How to Sell a Home Without a Realtor in South Carolina?

In South Carolina, the process to sell your home without a Realtor is divided into two main phases:

• Listing Prep: You must price your home accurately, complete crucial repairs, and handle all required South Carolina disclosures.
• Marketing & Negotiations: After listing, your attention should be on execution. Market your property, manage showings, negotiate offers, and sell your home successfully.

South Carolina’s housing market remains strong year-round, whether it is due to the growing job opportunities or retirees being drawn to its warm and scenic communities. To successfully sell your home by owner in this dynamic environment, follow these 8 steps:

1: Price Your Home Competitively
2: Check Maintenance and Make Repairs
3: Fill the Disclosure Forms
4: Make Your Home Market-Ready
5: Increase Your Property’s Visibility
6: Organize Home Showings
7: Review, Compare, and Negotiate Offers
8: Finalize the Sale

Step 1: Price Your Home Competitively

Pricing your home correctly is the single most important decision you’ll make as an FSBO seller. In South Carolina, the median days on market is 89, up 7 days from last year, and 19.4% of homes have seen price drops—an increase of 1 point—giving buyers more power.

Your goal is to set a price that attracts them without leaving money on the table. A CMA report is your shortcut to accurate pricing, and you can get it for free with Houzeo’s Gold plan!

Compare Your Home to Recent Sales

The best way to start is with real estate comps, i.e., recently sold homes in your immediate area that are similar to yours. Don’t just look at list prices; focus on final sale prices. Here’s how you can compare your home:

• Get Your Facts in Order: Identify your property type (single-family, condo, townhouse, etc.), heated living area, bed/bath count, lot size, and school zone.
• Find Similar Properties: Look for 3 to 6 homes that have sold within the last 6 months. They should be as similar to your property as possible and located within a 0.25 to 1.0-mile radius. Only expand this radius if local inventory is extremely low.

• Account for Key Features: Adjust the value of your comps based on factors like:
  • Proximity to the coast, rivers, or lakes
  • Lot size, privacy, and wooded acreage
  • Roof age and hurricane-resistant materials (critical for hail/wind insurance)
  • Energy-efficient HVAC systems and insulation
  • Updated kitchens and bathrooms

Understand Your Local Market

To price your home effectively, you must analyze your specific metro area and neighborhood. What works in Charleston may not necessarily work in Greenville. Here’s a snapshot of the South Carolina housing market:

Location	Median Sale Price	Year-on-Year Change	Days on Market	Market Tempo
Columbia	$268,000	+10.3%	41	Somewhat competitive.
Rock Hill	$330,000	-1.2%	64	Somewhat competitive.
Myrtle Beach	$252,500	-18.3%	111	Not very competitive.
Beaufort	$469,900	+0.04%	75	Not very competitive.

Your pricing strategy must reflect the trends in your specific housing market:

• In “somewhat competitive” cities like Columbia and Rock Hill, you can price near the middle of your CMA range to capture early buyer traffic.
• In “not very competitive” areas like Myrtle Beach and Beaufort, list slightly below your CMA midpoint to generate buyer activity.

Consider Unique Features and Upgrades

Adjust your price to reflect your home’s condition and appeal in the South Carolina market. A move-in-ready home with a roof that meets hurricane standards or an updated HVAC system can justify a premium price.

On the other hand, homes with broken windows, structural flaws, mold, termites, etc., or are outside high-demand suburban or school zones should be priced lower.

Other Factors to Account For

• Flood Zones and Insurance: A buyer will check your flood zone. If your home is in a high-risk area, the insurance will be expensive. Check your property on the FEMA Flood Map Service Center and account for it in your asking price.
• Property Taxes: Your current tax bill is likely capped by South Carolina’s South Carolina Real Property Valuation Reform Act (Act 388), as per which a property’s value cannot increase by more than 15% over a five-year period unless sold. Be upfront about this so buyers can accurately calculate their total monthly payment.
• Condo/HOA Disclosures: Buyers usually get a negotiated due diligence period, which is typically around 10-14 days long. If the HOA has low financial reserves or an upcoming special assessment, it can scare buyers away. So, price your home accordingly.

👉 Tired of Reading? Watch how to sell your house by owner now

Step 2: Check Maintenance and Make Repairs

If you’re selling a home by owner, a pre-listing home inspection helps you catch issues early and keeps your sale on track. The goal is to identify and fix issues that could stop a buyer from getting an insurance policy or a loan.

Which Home Repairs Have the Highest ROI?

Repair	Average Cost	Average Resale Value	Costs Recouped
Garage Door Replacement	$5,126	$11,670	228%
Entry Door Replacement – Steel	$2,398	$5,253	219%
Manufactured Stone Veneer	$10,851	$21,394	197%
Siding Replacement – Fiber Cement	$19,628	$23,394	119%
Minor Kitchen Remodel – Midrange	$28,567	$31,197	109%
Backup Power Generator	$13,561	$13,089	97%

What Issues Should You Fix Before You Sell Your Home in South Carolina?

• Moisture, Damage, and Crawlspace Issues: Given South Carolina’s humid climate and frequent heavy rains, moisture is a top concern. This is especially for homes with crawl spaces. As poor drainage, wood rot, and mold can scare off buyers, sellers must address and fix the issues before listing.
• Roofing, Storm, and Wind Damages: Since South Carolina is prone to hurricanes, the wind can cause hidden roof damage. Thus, having a roofer inspector come check for any damage can help avoid any insurance or inspection-related delays during escrow.
• Termites and Wood-Destroying Organisms (WDO) Issues: South Carolina is a high-risk termite state. Hence, a Wood-Destroying Organism (WDO) report is commonly required for transactions. Hence, sellers should repair any termite damage and ensure active infestations are treated. Providing transferable termite warranties can boost buyer confidence.
• Septic and Well Systems: For rural properties, one must get a septic inspection and provide service records to disclose functionality. Meanwhile, private wells must be tested for bacteria and contaminants. This is because offering recent reports can act as a selling advantage.

What are the Common Problems Found in South Carolina Homes?

In South Carolina, closings are most often blocked by these issues:

• Termite Damage: South Carolina’s warm, humid climate makes it a thriving space for “very heavy” termite activity. Thus, infestations tend to remain undetected until final inspections.
• Moisture Intrusion and Crawlspace Problems: The state’s humid climate can cause crawlspace moisture issues, leading to mold, wood rot, and structural damage.
• Worn Roof Materials: South Carolina is prone to frequent hailstorms and hurricanes. Hence, roof shingles tend to wear out faster than expected, sometimes even before their warranty ends.
• Old Plumbing and Electrical Systems: Older homes in South Carolina might feature outdated polybutylene plumbing or knob-and-tube wiring. These may require inspection for safety and efficiency. Homeowners may need to upgrade them based on current mandates.
• Inefficient HVAC Systems: South Carolina’s hot, humid climate makes air conditioning a must. While typically, an HVAC system lasts between 10 and 15 years, dust, hard water, and infrequent maintenance can reduce its lifespan.

Step 3: Fill the Disclosure Forms

In South Carolina, there is a mandatory, all-in-one document known as the Residential Property Condition Disclosure Statement (RPCDS). Under State Code § 27-50-40, almost all residential sellers must provide this 5-page South Carolina seller disclosure form to a buyer before a contract is signed. It covers major systems like HVAC, structural components, and legal issues in one place.

Additionally, federal and South Carolina disclosure laws require you to provide buyers with several specific notices. If you fail to provide these disclosures, the buyer has a legal right to cancel the contract. With Houzeo’s Gold plan, you get all disclosures automatically assigned based on your MLS.

1. Property Tax Disclosure Summary: This warns the buyer not to rely on your current property tax bill. It explains that a sale triggers a reassessment by the county property appraiser, which will likely lead to higher taxes.
2. Radon Gas Warning: You must include a statutory warning about radon gas, a naturally occurring radioactive gas. This disclosure informs the buyer of the potential health risks and recommends that they have the property tested.
3. HOA Disclosure: If the home is in a mandatory HOA, you must provide the buyer with an HOA-specific disclosure summary before they execute the contract. It explains all HOA rules and fees.
4. Condominium & Cooperative Resales: You must provide the condo’s governing documents, like the declaration, bylaws, and the most recent financial report. The buyer then has 3 business days to cancel the contract, if they wish to.
5. Flood History Disclosure: If your property has been subject to flood problems, water damage, or is in a flood-prone area, sellers are required to disclose flood history and flood insurance claims filed on the property during their ownership.

Step 4: Make Your Home Market-Ready

A well-staged home can help buyers see its full potential. In fact, 83% of buyers’ agents say home staging influences buyers’ decisions, so make your home pop before you list it.

Here’s what you can do to make your home market-ready:

• Declutter and Depersonalize: Clear out personal items and unnecessary furniture. A clean and neutral space helps buyers picture themselves living there.
• Improve Curb Appeal: South Carolina’s humid climate and lush landscapes mean that buyers are going to notice the curb right away. Power-washing the siding, walkways, and driveways to remove mildew and pollen, and keeping lawns trimmed should set a good tone for the rest of the home.
• Highlight Outdoor Living Spaces: South Carolina homebuyers love porches and outdoor gathering spaces. Hence, setting up a front porch with rocking chairs, or a backyard with cozy seating can go a long way. Showing off these spaces can help buyers imagine relaxing evenings and get-togethers.
• Opt for a Professional Home Stager: Bring in home staging companies to give your place a polished look. They place your furniture and decor strategically to create a more spacious appeal. This can boost your value by up to 10%.

What Safety Aspects Should You Focus on When Staging Your Home?

Along with the aesthetics of your home, you should also:

• Install Required Alarms: South Carolina law, S.C. Code § 5-25-1310, requires smoke alarms in every bedroom and outside sleeping areas. Additionally, fire code adoption requires people to install carbon monoxide alarms if the home has a fuel-burning appliance or an attached garage.
• Secure Your Pool: While South Carolina does not have a Health & Safety Code Section for residential pool barriers, it bases its requirements on adopted building codes like the International Swimming Pool & Spa Code (ISPSC). According to the ISPSC, residential pools must have a 4-foot high fence with self-closing, self-latching gates to prevent child drownings.
• Get a Flood Elevation Certificate: If your home is in a Special Flood Hazard Area (SFHA), you must have a FEMA Elevation Certificate. Buyers need this document to secure a mortgage and obtain flood insurance.

Step 5: Increase Your Property’s Visibility

Selling a house in South Carolina without proper marketing is like trying to sell a Southern home without mentioning the porch and the charm. In a competitive market, you’ve got to showcase what makes your property stand out, or it’ll just get lost in the crowd:

• List on Your Local MLS: Get your property on the MLS for extra exposure. It will also be syndicated to major sites like Zillow, Trulia, Realtor.com, etc. You can list your home on the MLS in South Carolina to attract more local agents and buyers searching for that perfect home.
• Hire a Pro Photographer: Listings with professional photos sell 50% faster on the MLS as they elevate the appeal of your property. 85% of buyers say that high-quality photos entice them as they browse properties online.
• Craft a Compelling Description: Highlight what makes your home unique, whether it’s a porch, coastal and Lowcountry design, or seamless indoor–outdoor living. Focus on what makes the South Carolina lifestyle appealing and paint a picture of how buyers will enjoy living in your home.
• Put a “For Sale” Yard Sign: Whether you’re in a busy Charleston neighborhood or a community in Columbia, a well-placed FSBO yard sign can attract potential buyers. And Houzeo’s Gold plan gives you a customizable sign with a QR code. Just one scan will send buyers directly to your list.

Step 6: Organize Home Showings

Listing your home on the MLS gets attention, but showings and open houses seal the deal. Buyers can’t picture life in the Palmetto State without seeing the patio or feeling the porch-side breeze. Here’s how to highlight your home’s best features:

• Host Open Houses: Almost 50% of all buyers attend open houses. In fact, open houses can double your home’s visibility! Plan them on warm weekends to highlight porches, patios, backyards, or outdoor spaces. Create a relaxed atmosphere for buyers to explore, ask questions, and envision living there.
• Set up a Showings Calendar: Many buyers browsing homes for sale in South Carolina prefer to schedule private showings online. Simplify this process with an online booking system like Houzeo Showings. Offer flexible times and virtual tours or live video showings for out-of-state buyers.

After a showing, reach out to the buyer within 24 to 48 hours. You can answer questions, gauge interest, and remind them about upcoming offer deadlines. You can also ask buyers for their honest opinions and make repairs or adjust the pricing as needed.

Step 7: Review, Compare, and Negotiate Offers

South Carolina’s competitive real estate market means buyers may come with different types of offers. Since you are selling a house without a Realtor, you must keep these questions in mind during negotiations:

• Are cash offers worth it? Ensure the buyer is legitimate and verify their proof of funds. It’s also important to assess whether the offer reflects the fair market value of the property to avoid underselling.
• Can the buyer finance the purchase? Verify the buyer’s pre-approval status with their lender. Also, ensure the buyer’s loan type, whether it’s a VA or FHA loan, aligns with the conditions of the sale. Confirm the buyer’s ability to deposit the earnest money, typically 1% to 3% of the sale price in South Carolina.
• How will contingencies impact the sale? In South Carolina, properties in flood-prone areas may include additional contingencies, like foundation inspections or elevation certificates. Assess how they affect your sale timeline and negotiate to streamline the process. Typically, offers with fewer or waived contingencies are stronger.
• Who will cover closing costs? Sellers usually cover their own closing costs in South Carolina, like escrow fees, HOA, etc. However, buyers may negotiate for them to contribute more. You must calculate your final proceeds and negotiate accordingly.

Step 8: Finalize the Sale

You now need professional legal help for this crucial step:

1. Select Your Closing Agent

In South Carolina, a title company, closing attorney, or licensed escrow agent typically handles the closing. Most FSBO sellers opt for a title company to manage the paperwork, handle funds, and file documents with the relevant government agencies.

The title company will also perform a title search to ensure the house has a clear title. They will identify and work with you to clear any outstanding issues, such as open permits, contractor liens, HOA/condo association debts, etc.

2. Get All Documents Required for Selling a Home By Owner in South Carolina

Gather all necessary paperwork for selling a house by owner ahead of time to prevent delays. You will need:

• The fully executed Purchase Agreement and any amendments.
• Completed Seller’s Disclosure forms (South Carolina Residential Property Condition Disclosure Statement).
• A valid photo ID (Driver’s License or Passport) for everyone on the title.
• Deed preparation details or mortgage payoff information if the property is financed.
• The final Closing Disclosure or Settlement Statement to review all financial details of the transaction.
• Home inspection report
• Home appraisal report
• Receipts for any agreed-upon repairs and warranty documents for appliances.
• Keys, garage door openers, and any access codes for the property.
• Most recent property tax bill and any required tax documents, like an IRS Form 1099-S.
• Information to transfer or disconnect utilities after closing.

At the closing table, you will need to sign the following key documents:

• The Deed (General Warranty Deed or Quit Claim) to transfer ownership.
• The Closing Disclosure
• A No-Lien Affidavit.
• A Bill of Sale for any personal property included in the sale.
• An Association Estoppel letter, if you are in a condo or HOA, confirming all dues are paid.

🖊️ Remember to double-check all names, figures, and terms for accuracy before signing. It is customary to sign legal documents with a blue ink pen.

3. Transfer Possession and Hand Over the Keys

At closing, you will hand over all keys, remotes, and access codes to the new owner. The title company will record the new deed with the county clerk. It will then disburse the funds, pay off any liens, and provide you with your net proceeds via wire transfer or a check.

Congratulations, you’ve sold your home by owner and saved thousands in commissions 🎉!

📌 Free FSBO Checklist for Selling Your South Carolina Home

How Much Do You Save By Selling Your House By Owner?

Over $9,000!

When you sell your house with a Realtor, you may have to pay as much as $11,334 on a median home of $377,800, in agent commissions.

However, with Houzeo, you can list your home for just $249—that’s less than a day at a theme park. You can save around $9,084 on the listing agent fee and take a private yacht charter along the Charleston Harbor, or a Lowcountry wine and oyster tour.

👉 Ready to Sell Your Home By Owner in South Carolina? List on the MLS Now!

What Are the Legal Requirements for Selling Your South Carolina Home By Owner?

When selling your home by owner, disclose all known issues and use state-approved contracts that meet legal standards. A pre-listing inspection and a real estate attorney can help ensure transparency, proper documentation, and a smooth closing with a valid deed transfer.

• Complete Required Seller Disclosures: South Carolina law mandates sellers to disclose any known issues affecting the property. This includes past repairs, environmental hazards, structural problems, and lien information.
• Use State-Specific Contracts: Use South Carolina-specific real estate contracts, such as those provided by the South Carolina Realtors Association. The forms should comply with state law and outline essential terms and contingencies.
• Consider a Pre-Listing Home Inspection: Although optional, a pre-listing inspection reveals property conditions upfront, helping you disclose issues and negotiate with informed buyers.
• Engage a Real Estate Attorney: While not mandatory, a South Carolina real estate attorney can help you review contracts, prepare closing documents, and ensure legal compliance throughout the selling process.
• Understand Deed Requirements: South Carolina recognizes several deed types, including statutory warranty deeds and special warranty deeds, which transfer ownership. Deeds must be properly signed, notarized, and include a legal property description to be valid.

Effective Negotiation Strategies When Selling a Home By Owner

When reviewing and negotiating offers, verify buyers’ financial readiness through proof of funds or pre-approval letters. Evaluate contingencies, pricing flexibility, and closing terms carefully to choose the most reliable and favorable offer and not just the highest one.

• Verify Cash Offers: Always request recent proof of funds (bank or investment statements) to confirm that a cash buyer can actually finance the sale.
• Confirm Buyer Financing: Ask for pre-approval letters from lenders to ensure buyers are fully qualified. Understand how different loan types (conventional, VA, USDA, or FHA loan) may affect sale terms and closing timelines.
• Handle Contingencies Smartly: Buyers may request contingencies like home inspection or financing. Evaluate how these impact your timeline and negotiate which contingencies are reasonable versus those that could delay or derail the sale.
• Be Firm Yet Flexible: Stand your ground on pricing based on your market analysis but stay open to reasonable negotiation requests. Consider who will pay closing costs and the timing to make your offer more attractive.
• Look Beyond Price: Assess offers holistically, factoring in buyer qualifications, contingencies, and closing flexibility, not just the offer amount.

What Are Some Pros and Cons of Selling a House Without a Realtor?

The benefits of selling your home yourself include keeping the agent’s commission and controlling the whole process: pricing, showings, and negotiation. You move on your schedule, not an agent’s.

But you’re responsible for all marketing and legal work, and if you don’t use a trusted service for exposure, you risk attracting scammers or facing hidden fees.

✅ Pros

• Save Thousands in Agent Fees: You typically have to pay 2.5% to 3% to a listing agent. If you sell your home yourself, you get to keep a larger portion of the sale price.
• Sell Faster: You can list your house yourself whenever you are ready, no need to search for a Realtor or wait for their availability. You market and sell on your own schedule. 
• Retain Control: You have complete control to price, market, and negotiate the sale. You can work at your own pace and decide what offers to accept based on your needs.

❌ Cons

• Limited Assistance: To sell a home by owner, you need to conduct showings, negotiate with buyers, and handle the legalities yourself. The time and effort required can often overwhelm first-time sellers.
• Potential Hidden Costs: If you list with a low-cost FSBO service, you may incur high hidden fees at closing.
• Increased Risk of Scams: Platforms like Craigslist and Facebook Marketplace attract fraudsters and scammers, which may bring unnecessary risks.

What Are Some Common Mistakes to Avoid While Selling a House By Owner in South Carolina?

When you sell your home by owner, ensure that you don’t:

• Forget the MLS: If you try selling your home without the MLS, it’s like fishing in a lake without a rod. To get more visibility on 100+ major platforms like Zillow, Trulia, and Realtor.com, you must opt for a Flat Fee MLS listing in South Carolina with Houzeo.
• Misprice Your Home: You need to know your property’s true value. Price it too high and buyers won’t bite. Price it low and you leave money on the table. Use a home worth calculator and a CMA report to find the right price.
• Ignore Marketing: A home on sale without strong marketing is like a beach house without a porch – boring! In South Carolina’s competitive market, high-quality photos and a well-written description are essential. You can add a free yard sign to reach drive-by traffic.
• Neglect Seller Disclosures: Skip any of the legal forms or the South Carolina seller disclosure form, and you’ll be in a pickle soon. Ensure you complete all required disclosures and hire a South Carolina real estate attorney to help with the process.
• Fail to Negotiate Smartly: When a buyer extends a low offer, don’t fold. Stand firm on your asking price and terms. Buyers will test you—respond with the steady, quiet resolve of a Loggerhead turtle returning to its home beach.

How to Sell a House By Owner in Neighboring States

North Carolina	Sell a House By Owner in North Carolina
Georgia	Sell a House By Owner in Georgia
Tennessee	Sell a House By Owner in Tennessee

Are There Any Alternatives to Selling Your Home By Owner in South Carolina?

Yes. If selling your home on your own is too daunting, here are some alternatives:

• Flat Fee MLS Services: You pay a fixed fee to list your home on the MLS and gain increased exposure. You stay in control of the sale and avoid high commissions.
• Discount Real Estate Agents: They offer services such as contract review at a lower fee than traditional agents. Discount brokers in South Carolina charge between 0.5% and 2.5% as commission.
• Full Service Agents: They provide various services from listing to closing, but charge a hefty 5% to 6% commission.
• Cash Buyers: You can sell your house fast for cash in South Carolina to cash buyers and iBuyers looking for homes to flip and sell for a profit.

Should I Sell My House By Owner in South Carolina?

Yes, selling your house by owner in South Carolina is a smart move if you want to save on commissions. The key is to choose the best FSBO website in South Carolina that lists your home on the MLS and gets you in front of serious buyers.

» Houzeo Reviews: Find out what customers have to say about Houzeo – South Carolina’s best home-selling website.