Selling a Home As Is in South Carolina (A-to-Z Guide)

‘As is’ means what the buyer sees is what the buyer receives in the property sale. The sale will be a house without any repairs or alterations — or any promises to fix or replace anything.

The sales contract used in the Palmetto State has an ‘as is’ condition clause. An ‘as is’ sale in South Carolina is done by checking two boxes on the standard sales contract.

Yes, you can sell a home ‘as is’ in South Carolina. Absolutely, you can!

The Palmetto State is a full-disclosure state. State law requires the seller to disclose fully what they know about the house, including things that may not be apparent.

If both buyer and seller sign a written agreement that there will be no written disclosure, the disclosure requirement can be waived.

Buyers typically request a set period of time where they can have the house examined by professional inspectors. This time period then removes the home from the active market.

The buyer negotiates an upfront fee to the seller to allow for the inspection period. If the buyer passes on the sale after evaluating the inspection report, the seller keeps the fee.

That payment to the seller is called the “due diligence termination fee”.

The purchase contract has specific deadlines to complete the inspections, to respond to requests for repairs, and to renegotiate the sales prices based on the results of the inspections.

Failure to meet any of those deadlines automatically moves the home to an ‘as is’ sale.

Our next stop along the path to selling your South Carolina house ‘as is’ details what needs to be included on the property disclosure — provided you and your buyer agree to one.

What happens when you sell your house ‘as is’ in South Carolina? The process begins with filling out the disclosure form.

The South Carolina standard disclosure form for the sale of property is pretty basic. The standard form asks owners about the following aspects.

Selling a house with termite damage. Buyers and sellers can opt out and refuse to make the sale contingent upon a termite inspection.

A lender, however, may require a termite certification to let them know the house is termite-free at the time of sale.

Bed bugs aren’t specifically mentioned on the sales contract or the seller’s disclosure statement.

Selling a house with lead paint must be disclosed under both state and federal laws.

Selling a house with lead pipes, polybutylene pipes, toxic mold, asbestos, radon gas, fire damage, or water damage need disclosures.

Selling a house with foundation issues, septic system failure, unpermitted work, flood risk, or a home built in a flood zone — all of these need full disclosure as well.

Fracking isn’t listed on the state disclosure due to the lack of hydraulic fracturing operations in the Palmetto State.

Sex offenders living nearby, any deaths that occurred in the home, and any clandestine drug laboratory operations done at the property are all something left to the buyers to research as part of their due diligence duties.

Any psychological stigma attached to the home, such as being labeled as a haunted house, isn’t something you must disclose.

As for unwanted items, you can leave stuff behind when you sell your South Carolina house ‘as is’, but only if the buyer makes a statement to accept your personal property on the written sales contract.

The statute of limitations in South Carolina for filing against an owner for failure to disclose an issue is 2-3 years, depending on the date the problem was discovered.

The statute of limitations is different for the various fraudulent claims made on the disclosure. The type of fraud determines the exact calendar limitations.

The next stop on our path to sell asks you to make an important decision — fix or sell ‘as is’?

Sitting down and drafting a list of advantages and disadvantages helps you answer the question, “Should you sell your South Carolina house ‘as is’ or fix it up?”

Pros of Selling Your House As Is

Why sell a South Carolina house ‘as is’? There are a number of good reasons, including:

• You avoid the downside of locating workers to do repairs and supervising them to complete the work. Even small repairs can take weeks to complete, sometimes longer.

• ‘As is’ buyers are more likely to pass on using a real estate inspector in South Carolina. These buyers understand the house is sold as found. Skipping the inspections saves you time and means a speedier closing.

• Skipping inspections also means you won’t have the back-and-forth negotiations after buyers examine the inspection report and request repairs from the seller.

• Anything reported on an inspection report must be shared with other prospective buyers. You also won’t have multiple reports to share with prospective buyers when you eliminate the inspections.

• ‘As is’ buyers typically won’t require you to clean out the house. You can leave unwanted things behind, particularly when you sell to a South Carolina company that buys houses.

Cons of Selling Your House As Is

‘As is’ sales have some downsides, including:

• You won’t receive the best possible price for your home. ‘As is’ buyers factor in the costs of repairs and effort spent on them and offer less to cover those costs.

• Selling ‘as is’ limits your potential pool of buyers, and you’ll have to find them. However, a professional South Carolina cash real estate buyer actually looks for ‘as is’ deals.

Sitting down with a compare-and-contrast evaluation sheet helps make an informed decision to sell ‘as is’ or take the time to do repairs.

When evaluating your seller’s closing costs and your repair costs, be sure to factor in the cost of mortgage payments, utilities, and property tax for the time you’re doing repairs. Those extra costs may make selling ‘as is’ the best choice.

We’ve now come to a fork in the path, and you must make another important decision.

Asking the question, “How do I go about selling my house ‘as is’ in South Carolina?” offers three basic alternatives to continue on our journey.

All of the three selling options require you to use an attorney to conduct the real estate closing. The buyer of your house chooses the licensed professional to do that duty in South Carolina.

Let’s start with the first option, an investor sale.

How to Sell a House As Is, Fast and For Cash Directly to an Investor

Who Are Cash House Buyers?

Cash house buyers are investors or groups of investors who have cash or easy access to cash to buy properties. Most often, investors buy real estate for rental income.

They also buy investment property in South Carolina in order to repair and resell (fix and flip) it.

South Carolina property investors look for people who are:

• selling a house for job relocation
• facing foreclosure
• selling a home that needs work
• selling a home during divorce
• selling to downsize
• selling a house as part of an estate
• selling a house when facing past due property tax bills
• selling a house with an IRS tax lien

Cash house buyers typically use a local investor-friendly title company in South Carolina with a history of working with ‘as is’ investor cash sales. This ensures your sale closes quickly.

Let’s now look at the pros and cons of selling your home to an investor.

Pros of Selling Your House As Is Directly to an Investor

• Selling to an investor means a speedy sale. You won’t wait weeks to close the transaction, and sometimes closing can even be done in a matter of days.

• A cash sale means skipping formal inspections. You’ll also avoid the traditional appraisal and underwriting done by mortgage companies since no traditional loan is involved in the sale.

• When selling your house to an investor, you may skip hiring a real estate agent. Oftentimes, investors don’t use realtors either. In this case, you avoid the commission fees on both sides of the sale (both buyer’s and seller’s agents are normally paid by the seller).

• When you sell your house for cash to an investor, many investors will pick up the tab for all the closing costs. Those can be a major expense for the seller.

Cons of Selling Your House As Is Directly to an Investor

• Investors won’t offer a price that’s market value. Cash buyers deduct the cost of repairs and the cost of doing business so your offer will be less than turnkey property sales.

• Unless you hire a real estate agent to assist you, you won’t be represented by a professional to protect your fiduciary interests. You’ll be your own representative to protect your interests when selling directly to an investor.

Finding the Best Cash House Buying Company

Locating a cash house buying company is as easy as going on the internet. Use your favorite browser and search by using these terms:

• we buy houses in Charleston SC
• cash house buyers in Charleston SC
• iBuyers in Charleston SC
• sell my house fast in Charleston SC
• sell my house for cash in Charleston SC

Insert the city closest to your house as your search term for the best results. If your house is in a rural area, select the largest nearby city for the search.

Once you find a few prospective investors or investment companies, look for the “About Us” or “Our Company” link on the website.

This should provide a bio of the owners of the firm and their investment training and qualifications.

How to Choose an Ethical Investor?

There are many cash house buying companies in South Carolina. Before requesting a cash offer on your property, take time to do some basic research.

Talk with family, friends, and neighbors to see if they’ve used an investor to sell a house and will offer a reference.

Check the local board of the Better Business Bureau for any complaints filed against the investor or cash buying company. This can be done online or occasionally by phone.

Research the credentials on the investor’s website to determine if they have the background and experience to handle your sale.

Look for investors with a minimum of three years in the field. That provides time to make a number of sales and develop an expertise.

Ask for a list of previous clients and contact a few for references.

Investigate with the South Carolina Attorney General’s Office to see if the investor has any complaints filed against the person. Note the final resolution for any cases.

If the buyer was satisfied with the final outcome, your investor may still be an ethical choice.

The second path for your prospective sale consideration is to sell your home yourself.

How to Sell a House As Is by Listing It by Owner

Selling your home in South Carolina through FSBO, or “for sale by owner,” puts you in control of the entire process. You’ll handle everything yourself, from pricing and marketing to hosting showings and finalizing the sale.

You can kickstart the process by getting an estimate of your home’s worth. One tool that can help is a house value calculator which uses information on location, size, and market trends to determine the price.

While it can’t be compared to a professional appraisal report, it gives you a starting point to see the approximate price for your home.

Where Can You List a House For Sale by Owner?

A house requiring only small repairs has a number of listing avenues. A house requiring major repairs typically attracts buyers with specialized skills in construction or investors.

A yard sign is the easiest way to announce your listing. This avenue is best for houses located in well-trafficked areas.

‘For sale by owner’ websites offer a place where you can post your home listing. Many are free or require a nominal fee to use.

If your house is located near businesses, use a flier to announce your house sale. Staff there might be interested in moving closer to their employment to save commuter time.

Post a video of a home tour of your listing on YouTube. Include a link to it in listings on Zillow and other property marketing platforms.

Pros of Selling Your House by Listing It by Owner

• Marketing your house for sale by owner (FSBO) eliminates the listing agent commission. South Carolina real estate commissions run between 5-6% of the selling price, and that’s paid by the seller. Half of that figure is a significant amount of money.

• You are the boss of your sale. You determine everything, from price to the day the sale closes.

Cons of Selling Your House by Listing It by Owner

• Even when you don’t use a real estate agent, most buyers will bring one to represent their interests. This means you still pay one side of the commission fee and your closing costs when selling a home by owner.

• Many buyers will need financing and the time needed to do appraisals and underwriting. This can add weeks to your closing date.

• You won’t have a professional to represent your fiduciary interests. You’ll need to advocate for your interests during the sale.

• You also will have the responsibility of ensuring your side of the sale was done correctly and according to the law. If you aren’t aware of those procedures — or the laws — you could end up making mistakes. That means lost time and sometimes cash. If you make a major mistake, it can even mean a lawsuit.

The final path option for selling turns your house over to a professional real estate agent.

Who Are Real Estate Agents?

A real estate agent is your personal representative to guide you through a sales transaction. The agent is your fiduciary and the one who finds you a buyer. They protect your best interests throughout the sale.

South Carolina Real Estate Commission (SCLLR) requires pre-licensing education to obtain a state-issued license. The commission also offers continuing education to maintain the license.

Both preliminary and ongoing education are required under state law.

Licensed agents in South Carolina work under the supervision of a real estate broker. The broker oversees the agent’s actions to ensure the law is followed and you’re well represented.

Pros of Selling Your House As Is with a Real Estate Agent

• A professional agent has the skills and access to databases to research prior sales of houses in your neighborhood. This helps ensure you receive the highest selling price.

• Real estate agents are sworn to put your best interests first. This ensures meeting the laws while also having your priorities up front during the sale.

Cons of Selling Your House As Is with a Real Estate Agent

• There is a cost of selling a house with a Realtor — the agent’ commission. While South Carolina commissions are negotiable, agents typically earn a significant percentage of your home closing costs in South Carolina. Seller’s and buyer’s agents (and their respective brokerage houses) split this commission, but the seller pays the entire commission fee for both sides from their sale proceeds.

• You may have to wait for some time for a sale. In the meantime, your agent will assist with marketing and open houses to attract buyers.

• Real estate agents typically represent buyers who need mortgage loans. Lending takes time to complete. It involves applicant screening, loan approval, appraisals, and mortgage underwriting. Even when buyers arrive with loan approval, your house must qualify for mortgage funding. This could be a problem with an ‘as is’ sale.

How to Choose an Ethical Real Estate Agent?

Ask your family, friends, and neighbors for agent recommendations. Their first-hand experiences allow you insight into the quality of the agent’s representation.

Use the South Carolina Real Estate Commission license search to confirm your prospective agent has a license to practice in the Palmetto State.

Look for any fines or license suspensions for your prospective agent on this same website.

Check the local board of the South Carolina Realtors, a branch of the National Association of Realtors (NAR). The NAR supervises their member agents to meet the higher standards of the organization and the group’s oath of ethics.

Look for any reprimands from the association for your agent on that website.

Read the comments on local websites that review professional services. One negative comment might be ignored, but a string of similar complaints can mean trouble.

We’re still at the crossroad on your path to sell. The only thing left to do is to make the decision to take one of the paths and begin the sales process.

You now have the details to make an informed decision.