The Hidden Costs of Buying a South Carolina Home in 2025

By The Living Well Group

Charlsi Kelley and Sarah Kozlik are the dynamic leadership duo behind The Living Well Group Charleston, a top-performing real estate team known for its personalized service and deep commitment to client success.

You’ve saved up for a down payment, gotten pre-approved, and found your dream home. Great! Now you’re ready to buy, right? Not so fast. In 2025, the purchase price is only the beginning.

What many buyers don’t realize is that there are several other costs you’ll encounter along the way. The good news? A good agent will walk you through these upfront with a detailed cost breakdown, so you’re never caught off guard. Here are some of the main expenses to be aware of:

Earnest money deposit. Once your offer is accepted, you’ll put down an earnest money deposit—usually around 1% of the purchase price. On a $600,000 home, that’s about $6,000. It’s held in escrow and then applied to your down payment at closing, but you’ll need to have it available right away.

Inspections. A general home inspection typically runs $300–$500, and additional specialized tests (like mold or sewer line checks) can cost more. These fees are due at the time of inspection and are non-refundable, but they’re well worth it to avoid major surprises later.

Lender fees and appraisal. Mortgage loans come with origination and processing fees. You’ll also need an appraisal, usually around $600, to confirm the home is worth the purchase price. This fee is paid upfront when the appraisal is ordered.

Closing costs. On average, closing costs run about 2% of the purchase price, covering things like attorney fees, title services, and recording charges. The silver lining: in today’s market, sellers are often willing to cover some or all of these expenses during negotiations.

Utility deposits. Before moving in, expect deposits for electricity, water, and gas. Depending on your credit history, these may be small or a few hundred dollars. First-time account setups usually require higher deposits.

Buying a home is a huge milestone and investment. Being prepared for these costs means fewer surprises and a smoother path to the closing table.

If you’d like a personalized breakdown of what to expect—and a clear game plan for budgeting—we’d love to help. Call or text us at 843-822-7323 or email info@livingwellcharleston.com.