South Carolina Mortgage Calculator (2026)

Rates as of Oct 22 2026 · county tax data: ACS 2020–2024, released 2026-01-29

Statewide avg. effective tax rate
0.48%
Median home value
$243,000
Home insurance (est.)
$2,200/yr

Estimated PITI at the South Carolina median home price of $243,000, 20% down, 30-year fixed at 7.32%: $1,646/mo. The tax line uses Richland County (Columbia)'s effective rate of 0.67% and insurance of $2,100/yr — the calculator's default county. Buyer's transfer tax: usually paid by seller (0.37% (capped)).

Payment calculator

Loan type
$
%
$48,600 cash
%
30-yr fixed base 7.32% · credit adj +0.00% → 7.32% · PMMS Oct 22 2026
Loan term
Credit score
sets local tax & insurance
Picking a county updates the local property tax rate and insurance estimate — your home price stays as entered.
Advanced — HOA & extra payments
$
$
Estimated monthly payment
$1,646.07/mo
$1,646/mo
Principal & interest$1,335.39
Property tax$135.68
Home insurance$175.00
Covers principal & interest, property tax, insurance and mortgage insurance (when it applies). HOA counts only if entered above — left blank it is $0.
Loan amount$194,400
Down payment$48,600
LTV80%
Total interest$286,342
Payoff date…
Cash to close (estimate)
Down payment$48,600
Closing costs (2%–5%)$4,860 – $12,150
Est. cash needed$53,460 – $60,750
Transfer tax: 0.37% (capped)usually paid by seller
South Carolina puts the transfer tax on the seller, so it isn't part of your cash to close.
Using Richland County (Columbia) effective rate 0.67% · insurance $2,100/yr
Amortization
Year 12
Principal paid
$34,339
Interest paid
$157,957
Still owed
$160,061
$300k$225k$150k$75k$0
08152330

All three lines are running totals since the loan started — not a breakdown of the monthly payment.

What local costs matter in South Carolina?

Effective property tax rate ~0.49%, among the lower states
Deed recording fee $1.85/$500 (capped for owner-occupants)
Homestead exemption removes the first $50,000 for owners 65+
4% owner-occupied assessment ratio sharply cuts the effective rate
All 46 South Carolina counties — property tax rates
CountyEffective tax rateProperty tax /moInsurance (est.)
Richland County (Columbia)0.67%$$136$2,100/yr
Charleston County0.39%$$79$2,500/yr
Greenville County0.51%$$103$1,900/yr
Horry County (Myrtle Beach)0.33%$$67$2,400/yr
Spartanburg County0.55%$$111$1,950/yr
Abbeville County0.44%$$89$2,200/yr
Aiken County0.41%$$83$2,200/yr
Allendale County0.88%$$178$2,200/yr
Anderson County0.45%$$91$2,200/yr
Bamberg County0.83%$$168$2,200/yr
Barnwell County0.73%$$148$2,200/yr
Beaufort County0.48%$$97$2,200/yr
Show all 46 counties
CountyEffective tax rateProperty tax /moInsurance (est.)
Berkeley County0.45%$$91$2,200/yr
Calhoun County0.41%$$83$2,200/yr
Cherokee County0.43%$$87$2,200/yr
Chester County0.56%$$113$2,200/yr
Chesterfield County0.42%$$85$2,200/yr
Clarendon County0.56%$$113$2,200/yr
Colleton County0.55%$$111$2,200/yr
Darlington County0.41%$$83$2,200/yr
Dillon County0.53%$$107$2,200/yr
Dorchester County0.56%$$113$2,200/yr
Edgefield County0.43%$$87$2,200/yr
Fairfield County0.51%$$103$2,200/yr
Florence County0.42%$$85$2,200/yr
Georgetown County0.41%$$83$2,200/yr
Greenwood County0.53%$$107$2,200/yr
Hampton County0.8%$$162$2,200/yr
Jasper County0.57%$$115$2,200/yr
Kershaw County0.47%$$95$2,200/yr
Lancaster County0.5%$$101$2,200/yr
Laurens County0.41%$$83$2,200/yr
Lee County0.57%$$115$2,200/yr
Lexington County0.49%$$99$2,200/yr
Marion County0.47%$$95$2,200/yr
Marlboro County0.6%$$122$2,200/yr
McCormick County0.56%$$113$2,200/yr
Newberry County0.67%$$136$2,200/yr
Oconee County0.38%$$77$2,200/yr
Orangeburg County0.65%$$132$2,200/yr
Pickens County0.37%$$75$2,200/yr
Saluda County0.51%$$103$2,200/yr
Sumter County0.53%$$107$2,200/yr
Union County0.56%$$113$2,200/yr
Williamsburg County0.66%$$134$2,200/yr
York County0.48%$$97$2,200/yr
South Carolina state average0.48%$$97$2,200/yr
Monthly tax is estimated on a $243,000 home — the price in the calculator above. Effective rates — U.S. Census Bureau, ACS 2024 (5-yr).

† Rates marked with ≥ are conservative estimates. ACS suppresses median tax values above $10,001 for privacy, which makes the calculated rate a lower bound — the true rate is higher in Manhattan, parts of Long Island, northern New Jersey and other high-cost areas.

How South Carolina compares

South Carolina's statewide average effective rate is 0.48% — the 46th highest of the 51 covered here (the 50 states and DC), against a median of 0.8%. On the $243,000 home the calculator starts with, that is about $97 a month in property tax before any other cost. Property taxes by state ranks all 51 with median bills attached.

A state average hides the part that changes the bill. The county rows above run from 0.33% in Horry County (Myrtle Beach) to 0.88% in Allendale County — roughly $111 a month apart on the same $243,000 home. That is why the county picker moves the payment more than the state picker does.

Insurance is the other line that follows the address: this page prices $2,200 a year as a state-level estimate, and home insurance by state covers how premiums are set and where they run highest. Below 20% down, PMI adds a third variable until the balance is back to 80% of the value.

The states nearest South Carolina in the ranking are Idaho (0.49%) and Nevada (0.47%).

South Carolina mortgage FAQ

How much down payment do I need to buy a house in South Carolina?

Conventional loans start at 3% down, but anything under 20% requires PMI until you reach 20% equity — PMI auto-cancels at 78% of the original home value under the Homeowners Protection Act. FHA loans start at 3.5% down, and VA / USDA loans offer 0% down for eligible borrowers. Those are the national minimums: a lender can set a higher floor for this state or for a given loan size.

Why do property taxes vary so much within South Carolina?

Property taxes are layered by county, city and school district, so the effective rate differs block by block. The South Carolina state average is about 0.48%, but counties in our table above range widely — always confirm the exact bill with the local County Assessor.

When does PMI go away?

Under the Homeowners Protection Act (1998) you can request PMI removal at 80% LTV, and lenders must automatically cancel it when the balance reaches 78% of the original home value. This calculator estimates that month for you and shows the lower payment after PMI drops.

Does this calculator include home insurance for South Carolina?

Yes. The calculator pre-fills a typical South Carolina premium of about $2,200 per year and updates it when you switch counties. Hurricane wind and storm surge (Hugo in 1989 remains the benchmark) drive coastal pricing — coastal-county wind can be placed through the state wind pool (SC Wind Pool) — and the Charleston area carries real earthquake exposure. Get real quotes before budgeting.

More free mortgage tools

affordability calculator — how much house can I afford →refinance calculator — break-even & savings →closing cost calculator — cash to close by state →
Sources

Freddie MacU.S. Census BureauFannie MaeU.S. Department of Housing and Urban Development (HUD)U.S. Department of Veterans AffairsPrivate mortgage insurersNAICState statutes and departments of revenue

Results are estimates for planning only and are not a loan approval. Property tax rates and insurance premiums vary by county, ZIP code, home age and coverage — confirm with the local County Assessor and insurer quotes. Rate default: Freddie Mac PMMS 30-yr fixed (7.32%, Oct 22 2026); the 20-yr default is an estimate derived from the PMMS 30-yr/15-yr spread (PMMS has no 20-yr series). Conventional credit pricing adds Fannie Mae loan-level price adjustments (effective 2026-10-01) on top of that base, anchored at the 740–759 tier, and PMI comes off a credit × LTV rate card — both are central estimates, not quotes. Loan minimums shown here are the national programs' floor; a lender may set a higher down payment, rate or fee for this state or this loan.