Know your real monthly number

Start with the payment you are comfortable with, not the biggest loan a lender will approve. Your full housing payment includes principal, interest, property taxes, homeowners insurance, mortgage insurance (if any) and HOA dues.

South Carolina property taxes depend heavily on how the home is classified. An owner-occupied legal residence is assessed at 4% of fair market value, while other property such as rentals and second homes is generally assessed at 6% (SC Code §12-43-220). That difference can change your monthly payment a lot, so make sure your lender estimates taxes at the rate you will actually qualify for.

Still deciding whether to rent or buy? Episode 2 of Buyer Gameplan Thursdays walks through the math for Columbia.

Get pre-approved the right way

A pre-approval means a lender has reviewed your income, assets and credit. Sellers take it far more seriously than a quick pre-qualification. Have these ready:

• Two years of W-2s or tax returns (self-employed buyers often need both years of returns)
• Your most recent 30 days of pay stubs
• Two months of bank and investment statements
• Photo ID, plus a Certificate of Eligibility for VA loans
• Explanations for any large deposits or credit events

Down payment help in South Carolina

SC Housing offers fixed-rate mortgages with forgivable down payment assistance through approved lenders, including the SC Housing Homebuyer Program and Palmetto Home Advantage, which has no first-time buyer requirement. Its Made It Home! program offers up to $25,000 in forgivable assistance on homes from participating builders. Program rules and funding change, so confirm current eligibility with an SC Housing approved lender.

Military buyers relocating to Fort Jackson can often use a VA loan. See the Fort Jackson PCS Guide for the 90-day plan.

Choose your agent and sign a buyer agreement

Since August 17, 2024, buyers working with a REALTOR® sign a written agreement before touring homes. The agreement spells out the services you will get and how your agent is paid, and every term is negotiable (NAR consumer guide).

Here’s what Cameron does for you:

• Sets up a custom MLS search and sends new listings the moment they go live
• Gives you pricing context with comparable sales before you make an offer
• Negotiates price, repairs, closing costs and builder incentives
• Coordinates your lender, inspector, closing attorney and insurance agent
• Represents you at builder sales offices, where the on-site team represents the builder

Pick your part of the Midlands

The Midlands gives you a lot of choice within a short drive. Here’s a quick starting map. Cameron can show you current prices and new listings in any of these areas.

Researching schools? Check the official SC School Report Cards and confirm attendance zones directly with the district, since zones can change.

Explore community pages

Tour resale and new construction

Tour with a checklist, not just your gut. Take photos, note the flow of the floor plan, check the roof and HVAC ages on resale homes, and drive the commute at rush hour before you commit.

Considering a new build? Watch the full walkthroughs first: Cameron has toured dozens of plans from builders across the Midlands, and each builder has its own page.

Browse floor plan tours by builder

Write an offer that wins

Price matters, but sellers look at the whole package. Most Midlands contracts use the South Carolina REALTORS® purchase agreement. Cameron will walk you through each term:

Inspections, appraisal and insurance

• Home inspection: structure, roof, HVAC, plumbing, electrical and more. It’s always worth doing, even on new construction.
• Wood infestation report (CL-100): a standard South Carolina termite and moisture report that many lenders require.
• Flood zone check: look up the address on the FEMA Flood Map Service Center and price flood insurance early.
• Insurance quotes: get homeowners quotes during your due diligence period, not the week of closing.
• Appraisal: your lender orders it. If it comes in low, Cameron helps you renegotiate or rethink your next step.

Close with a South Carolina attorney

In South Carolina, an attorney must supervise key parts of a residential closing (South Carolina Law Review). Within three business days of your loan application, your lender sends a Loan Estimate, and you get your Closing Disclosure at least three business days before closing.

• Bring a government-issued photo ID
• Wire funds only after you call the attorney’s office at a number you already know to confirm the wiring instructions. Wire fraud targets home buyers.
• Do a final walkthrough within 24 to 48 hours of closing
• Don’t open new credit or change jobs until after you close

After the keys: file for your 4% rate

The 4% legal residence rate isn’t automatic. After you close, apply with your county assessor so your tax bill reflects owner-occupied status. In Richland County, start with the Legal Residence page. Lexington, Kershaw and Fairfield counties have their own forms and deadlines. Active-duty military with orders to South Carolina should ask the assessor about special qualifying rules.