Buying property in South Carolina as a foreigner: Complete UK guide (2026)

Moving to the US and have your eye on South Carolina? The Palmetto State is a popular choice for British expats, thanks to attractions such as a low cost of living, booming jobs market and warm climate.

If you’re looking to buy a permanent home, holiday home or an investment property in South Carolina, we’re here to help.

Read on for the ultimate guide to buying property in South Carolina as a UK national. This includes essential information on how the purchase process works, current South Carolina property prices, fees, taxes and the pitfalls you’ll want to avoid.

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Table of contents

Can UK foreigners buy property in South Carolina? Can I get a mortgage in South Carolina as a non-resident? What’s the real estate market like in South Carolina? Property prices in South Carolina Where is the cheapest place to buy property in South Carolina? How to search for a property in South Carolina How to buy property in South Carolina as a foreigner - a step-by-step guide Fees and costs of buying property in South Carolina Risks and pitfalls of buying property in South Carolina Moving into your South Carolina property Save on currency conversion fees with Wise when buying property in South Carolina Key takeaways

Can UK foreigners buy property in South Carolina?

Yes, foreign nationals can buy property and land in South Carolina, and you don’t need to be a resident or a US citizen to do so.

However, you will need to navigate specific legal and tax requirements . These can be more complex for non-residents - particularly when it comes to financing and the state's unique property tax tiers.

Can I get a mortgage in South Carolina as a non-resident?

Lots of US lenders offer mortgages to foreigners, often referred to as Foreign National Loans. However, the requirements and rates differ from those for local residents.

For example, as a non-resident, you should expect to pay a larger deposit, often around 25%.¹ Interest rates for foreign nationals can also be slightly higher.

The requirements for application vary between US banks, but generally, you’ll need:¹

• Valid photo ID (Passport)
• Individual Taxpayer Identification Number (ITIN) or Social Security Number (SSN)
• Proof of income and employment
• Recent bank statements
• A UK credit report
• Proof of funds.

It’s a good idea to get pre-approval for your mortgage before starting your search, as South Carolina’s real estate markets can move quickly.

What’s the real estate market like in South Carolina?

The South Carolina property market is currently stable for both buyers and sellers - although recent data does imply a modest slowdown in sales.

As of December 2025, property prices dropped by 1.41% month-on-month, and the average number of days on the market increased by just over 9% year-over-year.²

This potentially gives you, as a buyer, slightly more breathing room for negotiations than in previous years.

Property prices in South Carolina

The average price for a home in South Carolina is $298,316 USD as of January 2026.³

However, prices vary significantly between the coast and inland regions. Let’s take a look:³

City	Average property price in USD
Hopkins	$193,226
Columbia	$224,287
Forest Acres	$323,213
Cayce	$204,163
Gadsden	$96,315
Pine Ridge	$256,010

Remember, if you’re arranging your property purchase from the UK, you’ll need a safe and reliable way to send over fees, deposits and the final balance.

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Where is the cheapest place to buy property in South Carolina?

If you’re property hunting on a budget, some of the most affordable areas in South Carolina include:

• Bennettsville - known as one of the most affordable cities in the state.
• Union - offering historic architecture at a much lower price point than the coast.
• Dillon - located along the I-95 corridor with very competitive pricing.
• Florence - a growing hub for young professionals.
• Conway - a great value alternative for those who want to be near Myrtle Beach without the oceanfront price tag.

How to search for a property in South Carolina

Using a specialist estate agent is highly recommended in South Carolina. This service is likely to come with a fee, however.

You can also start the search online yourself, using one of these US property websites and portals:

• Zillow
• Realtor.com
• Trulia
• Redfin
• RE/MAX
• Rightmove Overseas.

How to buy property in South Carolina as a foreigner - a step-by-step guide

Now, let’s run through the steps involved in buying property in South Carolina as a foreigner:

1. Get your finances in order

Set your budget, remembering to factor in all fees (more on that next) and the deposit. You might also need to apply for pre-approval for a US home loan, or arrange alternative financing.

2. Apply for an ITIN

If you don’t already have one, you’ll need to apply to the Internal Revenue Service (IRS) for an Individual Taxpayer Identification Number (ITIN). This is a tax number for non-US citizens who don’t have a Social Security Number (SSN).

It isn’t absolutely essential for property purchases, but it is a key requirement for applying for US mortgages or opening a US bank account. Both of these may be crucial for your purchase.

3. Find a property and arrange viewings

Work with a local estate agent to find and view homes. Alternatively, you might decide to conduct your own search using the property portals mentioned above.

4. Make an offer

Found a property you like? Your agent will help you submit a formal Contract of Sale. At this stage, it’s common to negotiate.

5. Hire a real estate attorney

South Carolina is known as an attorney state. This means that by law, an attorney must oversee the closing process. Your solicitor will handle all due diligence checks, which includes:

• Doing a title search to check the legal ownership of the property
• Checking for disputes, claims or other issues which could impact the sale
• Checking zoning and land use compliance.

6. Get a building survey

Beyond a standard inspection, you should specifically check for termite bonds and CL-100 (Wood Infestation Report), which are standard in South Carolina.

7. Sign the purchase agreement and pay the deposit

This is the formal and legally binding contract signed by both parties which outlines the terms and conditions of the sale.

You’ll also pay what is known as an ‘earnest money deposit’ as a sign of good faith and commitment to the purchase. This is usually only around 1-2%.⁴

8. Finalise your mortgage

Your lender will perform an appraisal to ensure the property is worth the loan amount.

9. Complete closing

Meet to finalise the paperwork. Your attorney will record the deed at the county office to legally transfer ownership of the property. At this stage, they will also be an essential help as there’s plenty of paperwork and legal steps to be completed. This includes:

• Setting a closing date
• Signing the title deed
• Signing your home loan documents
• Setting up a transfer for the remaining balance, including fees and taxes.

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How long does it take to buy a property in South Carolina?

Buying property in South Carolina tends to take between 30 to 60 days,⁵ although it can vary depending on your circumstances.

Fees and costs of buying property in South Carolina

Similar to buying a property in the UK, there are additional fees associated with the property buying process in South Carolina - and the buyer has to cover many of them.

In the state, the average closing cost is around 1.15% of the purchase price. Here’s a breakdown of the main fees and taxes:⁶

Fee/tax	Amount
Legal fees	Varies
Title insurance	$4.30 per $1,000 USD
Title search fee	$60 to $200 USD
Building inspection/survey	$250 to $400 USD
Mortgage fees
Application fee	Up to $500 USD
Appraisal fee	$400 to $700 USD
Origination fee	0.5% to 1.5%

South Carolina does have real estate transfer tax (also known as a deed recording fee or documentary stamp tax), but this is usually paid by the seller.

Other potential costs include:

• Admin fees (for credit reports, courier services, recording fees)
• Homeowner’s Association (HOA) transfer fees
• Realtor or broker fees (if using).

In South Carolina, there is also the 4% vs. 6% property tax rule.

Primary residents are taxed at an assessment ratio of 4%. However, non-residents (including holiday home owners) are taxed at 6%. This can result in a higher annual tax bill for UK buyers.⁷

Risks and pitfalls of buying property in South Carolina

As a UK foreigner buying a property abroad, there are a few pitfalls to be aware of:

• South Carolina’s climate is prone to termites and moisture issues which is why you should never skip the Wood Infestation Report.
• Many coastal properties require separate flood insurance, which can be expensive. It’s recommended that you check the FEMA flood maps before buying.
• Many South Carolina plantations or gated communities have strict Homeowners Association (HOA) rules and high monthly fees.
• South Carolina allows an agent to represent both buyer and seller. Make sure you understand who your agent is working for.

Moving into your South Carolina property

Before you can move into your newly purchased property, there are a final few tasks to check off your list:

• Taking out building insurance
• Setting up utilities
• Carrying out any renovations or energy efficiency improvements.

If you do move permanently, apply for the Legal Residence 4% tax rate immediately to avoid the 6% non-resident rate.

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Key takeaways

• UK nationals can buy property in South Carolina without being residents or US citizens, navigating a 2026 market defined by "normalcy" and stable, balanced growth.
• South Carolina has a distinct property tax rule where primary residents are taxed at 4%, but non-residents (including holiday home owners) are taxed at 6%, which significantly increases annual costs for international buyers.
• South Carolina is an "attorney state," meaning a licensed real estate attorney must legally oversee the closing process, title search, and deed recording.
• Financing is available but typically requires a 25% to 30% deposit; as of February 2026, 30-year fixed rates for non-residents are averaging around 5.75% to 6.3%.
• Beyond standard surveys, buyers in this climate should never skip the CL-100 (Wood Infestation Report) for termites or a dedicated flood insurance quote for coastal properties.

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Sources used:

1. American Mortgages - US Mortgage Requirements
2. Realtor - South Carolina Property Market
3. Zillow - Property Prices in South Carolina
4. Wells Fargo- Earnest Money US
5. Mortons Realty - South Carolina Property Timeline
6. Consumer Affairs - South Carolina Closing Costs
7. SmartAsset - South Carolina Property Tax Calculator

Sources last checked 26-Feb-2026