Are you trying to pin down what you will actually pay to close on a Beaufort home? You are not alone. Between lender fees, title charges, insurance, and coastal requirements, the numbers can feel scattered. In this guide, you will see what typical buyer closing costs look like in Beaufort, where coastal factors can add to the total, and how to plan with confidence. Let’s dive in.
What closing costs include
Closing costs are the expenses you pay at the end of a purchase, separate from your down payment. In Beaufort and across South Carolina, buyers commonly spend about 2% to 5% of the purchase price on closing costs. Your final number depends on your loan type, insurance, inspections, and what you and the seller negotiate.
Most buyer costs fall into these buckets:
- Lender and loan fees
- Title, settlement, and legal fees
- Prepaids and escrow deposits
- Inspections and surveys
- HOA and municipal charges
- Government recording and other small fees
Typical costs in Beaufort, explained
Coastal properties in Beaufort County can come with extra steps, like flood insurance and wood-destroying insect inspections. Here is what to expect line by line.
Lender and loan fees
- Origination and processing: Often 0.5% to 1% of the loan amount, or a flat fee. Many buyers see $500 to $3,000 depending on the lender and loan.
- Underwriting, credit, and application: Credit reports are about $25 to $60. Underwriting or processing can range from $400 to $1,000.
- Appraisal: Generally $450 to $900 for a single-family home. Waterfront, large, or complex homes can be higher.
- Flood certification: A lender flood determination typically costs $15 to $50.
- Discount points: Optional. One point equals 1% of the loan amount to lower your interest rate.
- Rate lock or extension: If your rate lock expires, a fee may apply.
- Mortgage insurance: Costs depend on the loan program. Some loans include an upfront mortgage insurance premium at closing.
Title, settlement, and legal fees
- Title search and exam: Usually $200 to $600 to research the chain of title.
- Lender’s title insurance: Required by most lenders. Cost varies with loan amount and state rates, typically several hundred to a few thousand dollars.
- Owner’s title insurance: Protects your ownership. Who pays varies by local custom and negotiation.
- Closing or settlement fee: The attorney or settlement agent fee often runs $300 to $900, higher if remote services are used.
- Administrative items: Small courier, copy, or document handling fees may appear.
Prepaids and escrow deposits
- Homeowners insurance: Lenders often require you to pay the first year at closing. Coastal homes can have higher premiums.
- Prepaid interest: Covers interest from your funding date to month end.
- Initial escrow deposit: Many lenders collect about two months of tax and insurance reserves to fund future payments.
- Tax proration: You and the seller share the year’s property taxes based on the closing date, which can create a charge or credit.
Inspections and surveys
- General home inspection: Usually $300 to $600, higher for larger properties.
- Wood-destroying insect inspection: Common in coastal South Carolina, often $50 to $200.
- Septic and well: If applicable, septic inspections are typically $300 to $700. Well testing varies.
- Survey or plat: Often $300 to $1,000 or more, depending on lot size and complexity.
- Wind mitigation or roof inspection: Optional, sometimes helps lower insurance.
HOA and municipal fees
- HOA transfer or estoppel: Typically $100 to $400. Some communities charge application or document fees.
Government recording and county fees
- Recording fees: Deed and mortgage recordings are usually modest, from tens to a few hundred dollars. Verify current Beaufort County fees with the Register of Deeds.
Coastal factors to watch in Beaufort
- Flood zones and insurance: Many Beaufort County homes sit in areas that require flood insurance. Costs vary with elevation and coverage. Your lender may request an elevation certificate to determine premiums.
- Termite and WDI concerns: In coastal South Carolina, wood-destroying insect inspections are common. If treatment or repairs are needed, your budget can be affected.
- Appraisal and survey complexity: Waterfront and marsh-front homes often need more time and expertise to evaluate, which can increase appraisal and survey costs.
- Closing handled by attorneys: In South Carolina, closings are commonly handled by closing attorneys. Ask early how the title work and deed preparation are handled and who pays for each item.
Who pays what, usually
Customs vary, and contracts control the final answer. Here is the common pattern in Beaufort County.
Buyers typically pay:
- Loan charges, appraisal, credit report, and any discount points
- Lender’s title insurance
- Inspections and surveys ordered by the buyer
- Prepaid interest, initial escrow deposits, and the first year of homeowners insurance
- Recording fees tied to the mortgage
Sellers typically pay:
- Real estate commissions
- Owner’s title insurance in many markets, although this can be buyer paid depending on local practice and negotiation
- Any agreed seller concessions or repair credits
Negotiable items:
- Seller credits toward buyer closing costs
- Who pays for owner’s title insurance
- Repair credits versus completed repairs before closing
Always confirm local practice with your lender and closing attorney, and note what your purchase contract says.
What it might cost: two examples
These illustrations show how costs scale. Your numbers will depend on your loan, property type, insurance, HOA, and contract terms.
Example A: $350,000 home, conventional loan
- Lender fees and appraisal: $1,200 to $3,000
- Title and settlement: $1,000 to $2,500
- Prepaids and escrow: $2,000 to $4,000
- Inspections and survey: $400 to $1,200
- Recording and miscellaneous: $150 to $600
- Estimated total: about $4,750 to $11,300, roughly 1.4% to 3.2% of the purchase price
Example B: $750,000 coastal or waterfront home
- Lender fees and appraisal: $1,800 to $4,500
- Title and settlement: $2,000 to $4,500
- Prepaids and escrow, including higher insurance and possible flood insurance: $4,000 to $10,000 or more
- Inspections, elevation certificate, and survey: $800 to $3,000
- Recording and HOA fees: $200 to $1,000
- Estimated total: about $8,800 to $23,000 or more, roughly 1.2% to 3% plus, depending on flood insurance and coastal factors
How to plan and keep costs in check
- Request detailed estimates early. Ask your lender for a Loan Estimate and your closing attorney or title company for an itemized title and recording fee quote.
- Clarify flood requirements. Ask your lender if the property is in a special flood hazard area and whether an elevation certificate is needed to price flood insurance accurately.
- Shop what you can. You can compare lenders, some third-party fees, and insurance providers to find better terms.
- Negotiate strategically. In your offer, consider asking the seller to cover some closing costs or to pay for owner’s title insurance. Your approach should reflect the current market.
- Time your closing date. Prepaid interest is based on the day you fund to month end. A closing near month end can reduce this line item.
- Use inspections wisely. A wind mitigation or roof inspection can sometimes help your insurance premium. General, WDI, septic, and survey results can also support repair credits.
Remote and out-of-state buyer tips
- Set up early. Secure pre-approval, appraisal windows, and inspector availability well in advance of travel.
- Understand remote options. Ask your closing attorney or title company about remote notarization or a limited power of attorney. There can be added fees.
- Wire safely. Always verify wire instructions by phone using a trusted number from your closing team. Wire fraud is common, so confirm before sending funds.
- Review on time. You should receive your Closing Disclosure at least three business days before closing. Use that window to confirm charges and avoid surprises.
Your Beaufort closing checklist
Use this simple list to keep your closing smooth and secure.
- Get a Loan Estimate from your lender with itemized closing costs
- Confirm whether flood insurance is required and if an elevation certificate is needed
- Choose a closing attorney or title company and request a fee sheet for title and recording
- Schedule general, WDI, septic, well, and survey as needed
- Select homeowners insurance, and if required, flood insurance
- Decide on discount points and rate lock timing with your lender
- Verify HOA transfer or estoppel fees if buying in an association
- Review your Closing Disclosure three business days before closing
- Call to confirm wire instructions before sending funds
- Prepare a valid photo ID and arrange certified funds or a verified wire for closing
Next steps
If you are comparing coastal markets or planning a move to Beaufort, the key is to get clear estimates early and align your offer with local customs. With the right guidance, you can anticipate costs, protect your interests, and enjoy a smooth path to the closing table. For concierge-level support from first call to final signatures, connect with Scott W. Griffith.
FAQs
How much do buyers typically pay in closing costs in Beaufort, SC?
- Most buyers see total closing costs, excluding the down payment, land in the 2% to 5% range of the purchase price, depending on loan type, insurance, and inspections.
Which closing costs are unique to coastal Beaufort?
- Flood insurance, a potential elevation certificate, and wood-destroying insect inspections are common coastal items that can increase costs.
Who usually pays for owner’s title insurance in Beaufort County?
- It varies by local custom and contract; sellers often pay in many markets, but it can be a buyer expense, so negotiate and confirm in writing.
What inspections should I budget for as a buyer?
- Plan for a general home inspection, a WDI inspection, and septic or well inspections if applicable, plus a survey and optional wind mitigation or roof inspection.
Are recording fees high in Beaufort County?
- Recording fees are usually modest, from tens to a few hundred dollars, but you should verify the latest schedule with the Beaufort County Register of Deeds.
What can I do to reduce my total closing costs?
- Shop lenders and insurance, time your closing to manage prepaid interest, request seller concessions, and confirm only necessary inspections and services are ordered.
