Home Pros is a veteran-owned cash home buyer serving the Charleston Lowcountry, the Midlands, and the Upstate. We are not a national franchise reselling your lead to a local investor; you deal directly with our acquisitions team from the first phone call through closing, and every offer is backed by the same formula explained below, not a lowball opening bid meant to be negotiated up.
How It Works
Three steps, from your first call to cash in hand.
1. Tell Us About Your House
- Share the address and a few basic details
- No walkthrough required to get started
- Takes about two minutes
2. Get Your Cash Offer
- Fair, no-obligation offer within 24 hours
- Based on comparable sales and condition
- No appraisal contingency to wait on
3. Pick Your Closing Date
- Close in as little as 7 days
- Or choose a date that works, typically 14 to 30 days
- We cover the closing attorney's fee
How We Calculate Your Offer
The same formula every time, no lowball tactics.
We start with your home's likely after-repair value (ARV), the price it would sell for once it is fully updated. We subtract the estimated cost of repairs, then subtract a margin that covers our holding costs, the closing attorney's fee, and the risk of resale. What is left is your cash offer. You can run your own numbers with our cash offer vs. listing calculator.
Worked example: moderate repairs
South Carolina's statewide median home value is $236,700, per the U.S. Census Bureau's American Community Survey 2020 to 2024 5-year estimates. For a typical 3-bedroom home near that value needing moderate repairs (roof, HVAC, some flooring): ARV around $235,000, minus $28,000 in estimated repairs, minus $37,000 in margin, holding, and closing costs, equals a cash offer near $170,000.
Worked example: light repairs
For a similar home that is mostly move-in ready and only needs cosmetic work (paint, fixtures, landscaping): ARV around $235,000, minus $6,000 in estimated repairs, minus $27,000 in margin, holding, and closing costs, equals a cash offer near $202,000. Fewer repairs and lower holding risk mean a smaller gap between ARV and offer. A home needing major structural or foundation work nets a lower offer than either example, since our repair estimate and holding time both go up. Coastal counties can also run above this statewide median, while parts of the Upstate and Midlands run below it, so your local page or acquisitions team can give you a tighter range for your specific county.
Cash Offer vs. Listing With an Agent in South Carolina
What each path actually costs and how long it takes.
Selling a House in South Carolina: The Rules
The statutes and deadlines that actually change your sale, wherever you are in the state.
South Carolina requires an attorney at every closing
South Carolina is one of a handful of states where a real estate closing, cash or financed, has to be supervised by a licensed attorney. In State v. Buyers Service Co. (292 S.C. 426, 357 S.E.2d 15, 1987), the South Carolina Supreme Court held that preparing closing documents and conducting a residential closing is the practice of law, and that an attorney has to be meaningfully involved in the document preparation, title search, closing, recording, and disbursement. In practice this means no South Carolina seller skips the closing table, no matter who buys the house. What changes when you sell to Home Pros is who pays the attorney's fee (we do) and how much paperwork lands on you beforehand, since there is no listing agreement, financing contingency, or repair addendum to negotiate through counsel first.
Foreclosure: judicial, and it runs about 150 days
South Carolina uses judicial foreclosure statewide, meaning a lender has to file suit in the county Court of Common Pleas (heard by the county's Master-in-Equity) and get a court order before your home can be sold at a public auction. From an initial filing to the sale, the process typically runs about 150 days, and the notice of sale must be advertised once a week for three consecutive weeks before the sale date under S.C. Code Section 15-39-630. That timeline gives homeowners a real window to sell before the sale date and walk away with whatever equity is left, instead of losing it at auction.
Probate and the small-estate shortcut
If you inherited a South Carolina house and the entire probate estate, not just the house, is worth $25,000 or less, the state lets an heir collect it by affidavit 30 days after the death, without opening a full probate case, under S.C. Code Section 62-3-1201. Most inherited houses are worth more than that on their own, so in practice most heirs still need their county probate court to appoint a personal representative before a sale can close, but we can put an offer in writing while that process is underway so you know what to expect.
Disclosure law still applies to as-is sales
Selling as-is does not exempt you from South Carolina's Residential Property Condition Disclosure Act (S.C. Code Title 27, Chapter 50); most sellers still have to complete a disclosure statement covering the roof, foundation, systems, and known defects. The Act carves out a handful of exemptions, including transfers through foreclosure and transfers handled as part of estate administration. When you sell to Home Pros, we buy knowing the condition going in, so a completed disclosure does not turn into a repair-credit negotiation the way it often does with a financed buyer's inspection.
Deed recording fee: the closest thing SC has to a transfer tax
South Carolina does not have a separate real estate transfer tax, but every deed recorded in the state is subject to the Deed Recording Fee under S.C. Code Section 12-24-10: $1.85 for every $500 of the property's value (or fraction of $500), split between a $1.30 state portion and a $0.55 county portion. On a $250,000 sale that works out to roughly $925. By custom this is a seller-side closing cost in a traditional sale; when you sell to Home Pros, it comes out of our side of the ledger, not yours.
Tenant notice periods, if you are selling a rental
Under South Carolina's Residential Landlord and Tenant Act, a landlord or tenant has to give at least 30 days' written notice before ending a month-to-month tenancy, or 7 days' notice for a week-to-week tenancy, under S.C. Code Section 27-40-770. If you are selling a house with tenants in place, you do not have to end the lease first; we buy occupied rentals as-is and can work around the notice period or an existing lease term.
Property taxes: due January 15 statewide
South Carolina real property taxes are due and payable, without penalty, through January 15 following the tax year under S.C. Code Section 12-45-70. A payment made January 16 or later typically picks up a 3 percent penalty, growing to 10 percent total after roughly February 1 and 15 percent total after roughly March 16, though the exact penalty dates can shift slightly by county treasurer. If you are heading into the new year with a house you cannot afford to keep taxed and insured, that January 15 date is worth planning around, whether you sell to us or someone else.
This Quarter in South Carolina
Hurricane season runs through November 30
The Atlantic hurricane season officially runs June 1 through November 30, per the National Oceanic and Atmospheric Administration, so coastal and Pee Dee sellers still have several weeks of storm exposure left this quarter. If your house sustained wind, flood, or roof damage and you are choosing between an insurance claim, a repair, and a sale, we can make an as-is offer without waiting on a contractor bid or an adjuster's final number, and the offer stands whether the damage is cosmetic or structural. Coupled with the January 15 property tax deadline covered above, fall is when a lot of South Carolina sellers decide whether to hold a distressed property through winter or sell it before year end.
Where We Buy Houses in South Carolina
Major metros, growing suburbs, and coastal towns, statewide.
Charleston Lowcountry
- North Charleston
- Charleston
- Summerville
- Goose Creek
- Mount Pleasant
Midlands
- Columbia
- Sumter
Upstate
Coastal & Pee Dee
- Myrtle Beach
- Florence
Don't see your city listed with a link yet? We are actively building out dedicated pages for Mount Pleasant, Myrtle Beach, Florence, and Sumter. Submit your address through the form above regardless; our acquisitions team covers all of South Carolina today.
Situations We Buy In
Whatever is going on with the property or your timeline, we can usually make it work.
Inherited a house
Skip the repairs, cleanout, and showings on a property you did not plan to keep, and split proceeds with co-heirs without one of you carrying the work. Read our inherited-house guide.
Facing foreclosure
We can often make an offer and close before your county's Master-in-Equity sale date, which stops the foreclosure and can protect whatever equity you have left. See how selling can stop foreclosure.
Behind on property taxes
We factor unpaid county taxes and penalties into your offer and pay them out of closing, so you are not writing a check before you can sell.
Tenants in place
We buy occupied rentals as-is, including ones with tenants behind on rent; no eviction required first and no lease to buy out. Learn more about selling with tenants.
Going through divorce
A fast, neutral cash sale can simplify splitting the proceeds when neither party wants to manage a listing during the split. See our divorce-sale guide.
Code violations or storm damage
Deferred maintenance, condemned notices, or hurricane and flood damage from a Lowcountry storm season; we buy it as-is and handle repairs after closing. Read our code-violations guide.
Vacant or hard to manage
Stop paying insurance, utilities, and lawn care on a house that is sitting empty, especially if you moved out of state already.
Downsizing or relocating
Set your own closing date, whether that is 7 days out or 60, and skip months of showings and open houses before you move.
South Carolina Seller FAQ
Does South Carolina require an attorney to close on a house?
Yes. The South Carolina Supreme Court held in State v. Buyers Service Co. (292 S.C. 426, 1987) that preparing closing documents and conducting a residential real estate closing is the practice of law, so a licensed South Carolina attorney has to be meaningfully involved in the document preparation, title search, closing, recording, and disbursement on every sale, cash or financed. When you sell to Home Pros, we pay that attorney's fee.
How long does foreclosure take in South Carolina?
South Carolina is a judicial foreclosure state, so a lender has to sue and get a court order before your home can be sold at auction. From filing to sale typically runs about 150 days, and the notice of sale has to be advertised once a week for three consecutive weeks before the sale date under S.C. Code Section 15-39-630. We can often make an offer and close before that sale date.
Can I sell an inherited South Carolina house without going through full probate?
Sometimes. South Carolina lets an heir collect a decedent's estate by affidavit, without a court-appointed personal representative, when the entire probate estate is worth $25,000 or less and at least 30 days have passed since the death, under S.C. Code Section 62-3-1201. Estates worth more than that need the county probate court to appoint a personal representative before a sale can close, though we can put an offer in writing while that is underway.
Do I have to disclose defects if I sell my South Carolina house as-is?
Usually, yes. South Carolina's Residential Property Condition Disclosure Act (S.C. Code Title 27, Chapter 50) requires most sellers to disclose known defects even in an as-is sale. The law exempts a few transfer types, including foreclosure sales and transfers as part of estate administration. Selling to Home Pros does not remove the disclosure requirement, but it does remove the inspection-driven repair negotiation that usually follows it.
When are South Carolina property taxes due?
South Carolina real property taxes are due and payable through January 15 following the tax year without penalty under S.C. Code Section 12-45-70. A payment made January 16 or later picks up a 3 percent penalty, rising to 10 percent total after roughly February 1 and 15 percent total after roughly March 16, though the exact penalty dates can vary slightly by county.
How much notice does a South Carolina landlord have to give to end a month-to-month rental?
At least 30 days' written notice before the termination date for a month-to-month tenancy, or 7 days for a week-to-week tenancy, under S.C. Code Section 27-40-770. This matters if you are selling a rental property with tenants in place; we buy occupied rentals as-is and can work around an existing lease.
What does South Carolina's deed recording fee cost, and who pays it?
South Carolina charges a Deed Recording Fee of $1.85 for every $500 of a property's value (or fraction of $500) under S.C. Code Section 12-24-10, split between a $1.30 state portion and a $0.55 county portion. On a $250,000 sale that is roughly $925. This is customarily a seller-side cost in a traditional sale; when you sell to Home Pros, it comes out of our side of the closing statement, not yours.
Do you buy houses everywhere in South Carolina, or just certain cities?
We buy statewide, from the Charleston Lowcountry to the Upstate and the Midlands. We have dedicated pages and local buying activity in North Charleston, Charleston, Summerville, Goose Creek, Columbia, Greenville, Spartanburg, Rock Hill, and Anderson, and we are actively expanding into Mount Pleasant, Myrtle Beach, Florence, and Sumter. If your city is not listed yet, submit your address anyway; our acquisitions team covers the whole state.
Do I have to make repairs before you buy my South Carolina house?
No. We buy houses as-is, including homes with foundation issues, hurricane or flood damage, code violations, or years of deferred maintenance. We factor the repair cost into our offer up front so you never spend money on the house before you sell it.
How do you calculate my South Carolina cash offer?
We start with the home's likely after-repair value based on comparable sales, subtract the estimated cost of repairs, then subtract a margin that covers our holding costs, the closing attorney's fee, and resale risk. What is left is your offer, and we walk through the math with you before you sign anything.
Is Home Pros a legitimate company in South Carolina?
Yes. Home Pros is the trade name of Balint Holdings, LLC, a veteran-owned, BBB accredited company with a 4.9-star Google rating from 98 reviews. You can verify our BBB profile and Google reviews before you ever sign a contract, and every South Carolina closing still goes through a licensed South Carolina closing attorney.
More South Carolina Resources
Guides, tools, and the people behind the offers.
Written by
Trevor Rice
Co-founder and COO of Home Pros, and a licensed Texas real estate agent. Trevor oversees Home Pros' acquisitions across its service states, including South Carolina.
Updated September 3, 2026
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