Budget for three separate categories when you move to a new city: the physical move, the transaction costs of buying, and the first few months of living somewhere new. People usually plan for the first and get surprised by the other two.

This guide covers all three, with the South Carolina specifics that apply if Columbia is where you are headed.

1. The physical move

This is the part everyone thinks of, and it is usually the smallest of the three.

  • Movers or a truck rental. Get at least three quotes, and get them in writing. Long-distance quotes vary enormously.
  • Packing supplies. Boxes, tape, padding. Modest, but not zero.
  • Temporary storage. Often needed when closing dates do not line up, which happens frequently with out-of-state moves.
  • Travel and lodging for the trip itself, plus meals while your kitchen is packed.
  • Pet transport if that applies.

2. What it costs to buy a house in South Carolina

This is where out-of-state buyers get caught out, because South Carolina does a few things differently.

  • An attorney, not a title company. South Carolina requires a licensed attorney to supervise every residential closing. Budget an attorney fee that in many states would be a title company fee. Under S.C. Code § 37-10-102 you have the right to choose your own closing attorney, and the lender must give you a written attorney preference form.
  • Deed recording fee instead of a transfer tax. South Carolina does not levy a separate transfer tax. It charges a deed recording fee of $1.85 per $500 of value, customarily paid by the seller.
  • A CL-100 wood infestation report. Most financed purchases here need one, and VA, FHA and USDA loans effectively require a clear report. It is ordered near closing because most lenders will not accept one older than 30 days.
  • Standard items: lender origination fees, appraisal, home inspection, title search and title insurance, and prepaid property taxes and insurance into escrow.

3. The property tax detail that saves relocating buyers real money

South Carolina assesses an owner-occupied primary residence at a 4% ratio rather than the 6% applied to second homes and investment property. On an annual tax bill that difference is significant.

It is not automatic. You have to file for the legal residence classification with the county assessor after closing. This is the single most common thing relocating buyers miss, and it costs them every year until they catch it.

If you are 65 or older, also ask the county auditor about the Homestead Exemption, which exempts the first $50,000 of fair market value on a legal residence for qualifying residents. Confirm current requirements with the county, and talk to a tax professional about your situation.

4. The first few months in a new city

  • Utility deposits and connection fees. New accounts without local history often require deposits.
  • Vehicle registration and driver’s license. South Carolina has its own timeline and fees for new residents.
  • Homeowners insurance. Rates differ from what you paid elsewhere, and flood designation matters in parts of the Midlands. Get a quote before you are under contract, not after.
  • A buffer. Something always comes up. Budget for it deliberately rather than hoping.

How much house does your budget buy in Columbia?

Columbia’s cost of living runs below the national average, and housing is the largest part of that gap. For context, in 2025 the median closed sale price was $500,000 in Shandon, $452,250 in Elmwood Park and $482,500 in Cottontown, all historic neighborhoods close to downtown. Newer construction in the suburbs generally sits well below those figures.

Those are 2025 closed sales from Consolidated MLS, not asking prices. Ask us for a current snapshot for whatever area you are considering.

A practical order of operations

  1. Get pre-approved so you know your actual range before you fall in love with a neighborhood.
  2. Get moving quotes in writing, at least three.
  3. Ask your agent for an estimated closing cost sheet for the price range you are targeting. A good one itemizes the attorney fee, recording fee, CL-100 and escrows.
  4. Get an insurance quote on a representative property early.
  5. Plan for the gap between closing dates, since that is where storage and temporary housing costs appear.
  6. Set aside a contingency you do not intend to touch.

Frequently asked questions

How much should I budget to move to Columbia, SC?

Budget in three categories rather than one number: the physical move (movers, supplies, storage, travel), the transaction costs of buying (attorney fee, appraisal, inspection, title work, deed recording fee, CL-100, escrows), and settling-in costs (utility deposits, vehicle registration, insurance). Ask your agent for an estimated closing cost sheet for your target price range, since that is the category people most often underestimate.

Why do I need an attorney to buy a house in South Carolina?

South Carolina requires a licensed attorney to supervise every residential real estate closing. The South Carolina Supreme Court has held that title examination, preparing closing documents and disbursing loan funds constitute the practice of law. In many states a title company handles this instead. You have a statutory right to choose your own closing attorney under S.C. Code 37-10-102.

Does South Carolina have a real estate transfer tax?

No separate transfer tax. South Carolina charges a deed recording fee of $1.85 per $500 of property value, which the seller customarily pays.

What is the 4% assessment ratio in South Carolina?

Owner-occupied primary residences in South Carolina are assessed at a 4% ratio rather than the 6% applied to second homes and investment property, which meaningfully lowers the annual property tax bill. It is not automatic. You must file for the legal residence classification with the county assessor after closing, and many relocating buyers never do.

What is a CL-100 and will I need one?

The CL-100 is the Official South Carolina Wood Infestation Report, covering active wood-destroying insects, previous treatment, wood rot and crawlspace moisture. State law does not require one on every sale, but most financed purchases need one and government-backed loans effectively require a clear report. Most lenders will not accept a report older than 30 days.

Planning a move to the Columbia area?

We work with relocation buyers regularly, including people buying from out of state with video tours and remote closings. Happy to walk you through realistic numbers for your situation before you commit to anything.

Delaney Morgan, REALTOR®, CPRES, SRES®
Broker-in-Charge & Owner, The Highland Company Real Estate
(803) 530-9272 · delaney@thehighlandcompanyre.com

Related: Relocating to Columbia, SC · How long does closing take in SC? · Columbia neighborhood guides

General information only, verified September 2026, and not legal, tax or financial advice. We are REALTORS®, not attorneys or tax advisers. Fees, rates and requirements change. Confirm details with your closing attorney, lender, the county assessor and a tax professional.