Crossing the state line between Charlotte and Fort Mill can save you time on your commute, but will it change what you pay to close? If you are buying or selling across the NC and SC border, the details can feel murky. You want a clear view of which fees change, who typically pays them, and how to budget with confidence. This guide breaks it down in plain language, focused on Fort Mill and York County, so you can plan with fewer surprises. Let’s dive in.
Quick answer: Will it cost more?
Most closing cost categories are the same in North Carolina and South Carolina. The biggest differences usually come from county recording fees, how the settlement is handled (attorney vs title company), HOA resale items, and the timing of property tax prorations. Exact totals depend on the county and your specific contract, so the smartest move is to get a written estimate from a York County settlement provider early.
What closing costs include
“Closing costs” is a catchall for fees paid to lenders, title or settlement providers, counties, and service vendors. Not every line item appears in every deal, and who pays can vary by contract and local custom.
Common categories you will see:
- Lender charges: origination, underwriting, discount points, credit report, and prepaid interest.
- Third‑party reports: appraisal, flood certification, tax service.
- Title and settlement: title search, title insurance, settlement or closing fee, courier and wire fees, and any escrow account setup.
- Recording and transfer: deed and mortgage recording, any applicable transfer or documentary charges.
- Prepaids and escrows: property tax proration, homeowner’s insurance, HOA dues, prepaid interest.
- Inspections and surveys: home inspection, termite or pest inspection, and survey if required.
- Seller items: real estate commission, payoff of existing loans, prorations, repairs agreed in the contract.
Tip: The purchase contract and local custom decide who pays each item. Many lines are negotiable.
NC vs SC key differences
Settlement provider type
- North Carolina: Many closings are handled by closing attorneys who prepare documents and manage disbursements. You will often see an attorney fee on the statement.
- South Carolina: Many transactions use title companies or settlement agents, and some use attorneys as well. The exact approach varies by county and provider.
- What this means for you: The fee labels may differ. You might see an “attorney fee” in NC and a “closing fee” in SC, even when the work is similar. Ask your agent who will handle your settlement and which fees to expect.
Title insurance norms
Both states use title insurance to protect owners and lenders. Who pays for the owner’s policy is often a matter of local custom or negotiation.
- In many areas, sellers provide the owner’s policy for the buyer. In other areas, buyers purchase it themselves.
- Around Fort Mill and York County, local practice can vary. Confirm early with your settlement provider and write the responsibility into your contract.
Recording and transfer charges
Counties set their own recording fees and requirements, which is where many cross‑border differences appear.
- York County and Mecklenburg County use different recording fee schedules and forms.
- Some jurisdictions also use documentary or conveyance charges. The rules and amounts are set locally.
- Action step: Ask your York County settlement provider for the current deed and mortgage recording totals and any county forms needed for Fort Mill.
Tax proration timing
Property tax calendars differ by state and county.
- In South Carolina, York County billing dates and millage rates guide how taxes are prorated between buyer and seller at closing.
- If you are moving from NC to SC, expect the proration math and timing to feel different. This mainly affects who owes what on your settlement statement and does not change lender fees.
HOA and resale fees
Resale package fees, transfer charges, and HOA compliance items vary by community and state. Fort Mill’s master‑planned neighborhoods often have HOA resale requirements that can add to closing costs, especially for sellers.
Utilities and assessments
Municipal utility transfers and any special assessments are local. If the address is inside the Town of Fort Mill, confirm whether there are utility account transfer fees or special district charges due at closing.
Fort Mill items to verify
Before you set a budget, confirm these local details:
- Current York County Register of Deeds recording fees for deeds and mortgages.
- York County property tax billing calendar and proration method that will apply to your closing.
- Town of Fort Mill utility transfer steps if the property is within town limits.
- HOA resale package fees and timelines for the specific community.
- Which settlement provider will close your file, and whether an attorney is involved.
Who pays what
Every deal is negotiable, but these are common patterns in the Charlotte–Fort Mill area.
Buyer costs to expect
- Lender fees: origination, underwriting, application, credit report, discount points if chosen.
- Appraisal and other lender‑required reports.
- Lender’s title insurance policy and related title work when required by the loan.
- Initial escrow deposits for taxes and insurance if your lender requires an impound account.
- Mortgage recording fee.
- Prepaids: homeowner’s insurance, property tax proration from closing forward, prepaid interest.
- Inspections and survey if required.
- Owner’s title policy if your contract assigns it to the buyer.
Seller costs to expect
- Real estate commission.
- Payoff of existing mortgages and any release fees.
- Owner’s title policy if your contract assigns it to the seller.
- Prorated property taxes through the closing date and any unpaid HOA assessments.
- Repairs or credits agreed in the contract.
Often negotiated items
- Settlement or closing fee, sometimes split.
- Deed recording fee, which can vary by market practice.
- Title endorsements or expanded coverage.
- HOA resale packages and municipal inspection or transfer fees.
Cross‑border scenarios
Buying in SC while living in NC
If you live in North Carolina but you are buying in Fort Mill, South Carolina rules and York County recording govern the transfer. Your residency does not change SC recording or tax procedures for the property you are purchasing. If you use an NC‑based lender, confirm it is licensed for SC loans and can settle in York County.
Selling SC property while living in NC
You will follow South Carolina and York County requirements for disclosures and recording. If you are a nonresident seller, ask a tax professional about any South Carolina reporting or withholding that may apply.
Buyer and seller in different states
If the property is in South Carolina, SC law governs transfer and recording, even if one party lives in North Carolina. If a property straddles a state line, that is a complex scenario. Engage legal counsel and a surveyor experienced with boundary issues.
Lender and title licensing
Choose a settlement provider and lender that are licensed and set up to record in the county where the property sits. Many national firms serve both NC and SC, but authorization and processes can differ. Verify early to avoid delays.
Prep checklist
Use this list to get accurate numbers and fewer surprises.
- Confirm the property address, county, and whether it lies inside Town of Fort Mill limits.
- Ask a York County settlement provider for a written preliminary estimate of all closing costs and who pays each line.
- Request current deed and mortgage recording fees from the York County Register of Deeds.
- Clarify who pays for the owner’s title policy in your contract based on local custom.
- Get the HOA resale package cost and delivery timeline from the association.
- Ask how property taxes and HOA dues will be prorated based on the billing cycle.
- For nonresident sellers, confirm any South Carolina tax withholding or reporting with a CPA or tax attorney.
Questions to ask your settlement provider
- Please itemize typical closing costs for a Fort Mill sale or purchase and indicate who usually pays each item.
- What are the current York County deed and mortgage recording fees, and what forms are required?
- Who typically pays the owner’s title policy locally, and what are the premiums for this price point?
- How will you calculate property tax and HOA prorations given York County’s billing schedule?
- What is your settlement or closing fee, and is it customary to split it between buyer and seller?
Risks and caveats
- Rules change. Recording fees, forms, and tax practices can be updated. Always rely on current county and state guidance or a fresh written estimate.
- Contracts control costs. Local custom is helpful, but your purchase agreement is the final word on who pays what.
- Nonresident sellers may face state reporting or withholding. A CPA or tax attorney can confirm current requirements.
- Boundary or dual‑state parcels require specialized legal review.
Ready to compare your costs?
Cross‑border moves are common here, and you should not have to guess your numbers. Get a written estimate early, confirm who pays each line, and let a dual‑licensed local guide you through the differences. If you want help mapping your exact closing costs in Fort Mill, reach out to Gary Burkart. Talk to me FIRST.
FAQs
Who decides who pays closing costs in Fort Mill?
- The purchase contract decides, guided by local custom. Buyers usually cover lender and inspection fees. Sellers usually cover commissions and some title items. Many lines are negotiable.
Are closing costs higher in South Carolina than North Carolina?
- Not inherently. Differences usually come from county recording fees, HOA resale items, and how taxes are prorated. Compare York County to the relevant NC county for your specific property.
Do I need a South Carolina settlement provider if my lender is in NC?
- Yes, your settlement provider must be licensed and able to record in the county where the property sits. Many national lenders and title firms operate in both states. Confirm licensing early.
Does South Carolina require tax withholding for nonresident sellers?
- Some states require nonresident withholding when property is sold. Check current rules with the South Carolina Department of Revenue and consult a tax professional.
What percentage should I budget for closing costs as a buyer?
- As a general rule of thumb, buyers often see closing costs around 2 to 5 percent of the purchase price, not including the down payment. Your actual total depends on lender terms and local fees.
