If you're thinking about selling in Myrtle Beach, the first question after "what's my home worth?" is usually "what will I actually walk away with?" The sale price is not your take-home number. Here's what comes out of it in South Carolina, and how to estimate your net before you list.
This is general information, not legal or tax advice. Your closing attorney and CPA have the final word on your numbers.
The main costs sellers pay in Myrtle Beach
Agent commission
Commission is the biggest line item, and it is negotiable. A commonly cited range in South Carolina is roughly 5.5% to 6% of the sale price in total, with the listing side around 3%. Since the 2024 National Association of Realtors settlement, offers of compensation to buyer's agents no longer appear on the MLS, and buyers sign written agreements with their own agents. Sellers now decide whether to offer anything toward the buyer's agent fee, and how much.
Many sellers still choose to offer something, because it widens the pool of buyers who can afford to purchase. That's a negotiation between you, your agent, and the buyer, not a rule.
The South Carolina deed recording fee
South Carolina charges a statewide deed recording fee when property changes hands. The rate is $1.85 for each $500 of the sale price, made up of $1.30 for the state and $0.55 for the county. The seller typically pays it, though your contract can say otherwise. Your closing attorney will confirm the exact figure.
Closing attorney fees
South Carolina requires a licensed attorney to conduct real estate closings. The attorney handles the deed, title work, payoff of your mortgage, and the movement of funds. Fees vary by firm, and your contract spells out which attorney charges belong to the seller and which to the buyer. Ask early.
Prorated taxes and HOA dues
Property taxes and HOA or condo dues are typically prorated at closing, so you pay for the days you owned the home and the buyer pays after that. If you're in an association, ask for its resale or transfer documents early. Some associations charge fees when a home changes hands, and the documents can take time to arrive.
Your mortgage payoff and any liens
Your remaining loan balance comes out of the proceeds at closing, along with any liens. Your closing attorney will request a payoff statement from your lender.
Repairs and concessions
Inspections often lead to repair requests or credits. In a fair negotiation you can agree to fix, credit, or decline. Budget some flexibility, especially for roofs, HVAC systems, and moisture issues, which are common questions on homes near the coast.
Example: a $400,000 sale (illustration only)
This is a worked example to show the math. It's not a quote, and your costs will differ.
- Sale price: $400,000
- Agent commission at 5.5% to 6%: $22,000 to $24,000
- Deed recording fee ($1.85 per $500, so 800 units): $1,480
- Commission plus deed fee: $23,480 to $25,480
Not included: closing attorney fees, prorated taxes and HOA dues, your mortgage payoff, repairs, and any concessions. Those depend on your home and your contract.
How to estimate your net proceeds
- Start with a realistic sale price based on recent sales, not a hope.
- Subtract your mortgage payoff and any liens.
- Subtract commission, including anything you plan to offer the buyer's agent.
- Subtract the deed recording fee.
- Subtract attorney fees and prorations.
- Set aside a cushion for repairs and concessions.
When I do a valuation, I can walk you through a net sheet built on your numbers so there are no surprises at the closing table.
Ways to keep more of what you earn
- Price it right the first time. Homes that sit often end up with price cuts, and those cost more than almost any fee.
- Compare what each agent includes. A lower percentage with no marketing plan isn't a bargain. Ask each agent to show you what the fee covers.
- Prepare the home. Small fixes before you list usually cost less than the concessions buyers ask for after an inspection.
- Ask about programs. If you're a veteran, first responder, teacher, or healthcare worker, ask about Homes for Heroes. I'm a partner, and terms vary, so I'll explain how it applies to you.
Property taxes and the buyer
South Carolina assesses a primary residence at 4% and other property, like second homes and rentals, at 6%. Horry County says the 4% rate applies only to primary residences and requires an application to the Horry County Assessor's Office. Because the benefit is tied to the owner, a buyer who plans to live in your home typically applies for it themselves after closing. This matters most when you're selling to a second-home buyer, whose tax bill will look different from yours.