South Carolina Mortgage Calculator
2026Calculate your monthly mortgage payment in South Carolina. Factor in SC's 0.56% average property tax rate, homeowners insurance, and PMI for an accurate South Carolina home loan estimate.
Written and reviewed by Konstantin Iakovlev · Methodology · Updated
Monthly P&I
$1,733.12
Total Monthly Payment
$2,178.96
Total Interest Paid
$343,924.57
Monthly Payment Breakdown
| Loan Amount | $280,000.00 |
| Down Payment (20.0%) | $70,000.00 |
| LTV Ratio | 80.0% |
| Principal & Interest | $1,733.12 |
| Property Tax | $320.83 |
| Homeowners Insurance | $125.00 |
| Total Monthly Payment | $2,178.96 |
| Total Interest Over Life of Loan | $343,924.57 |
15-Year vs 30-Year Comparison
15yr Monthly P&I
$2,408.42
15yr Total Interest
$153,515.76
Interest Savings (15yr)
$190,408.81
Disclaimer: This calculator is for informational purposes only and does not constitute tax, financial, or legal advice. Results are estimates based on the information you provide and current rates. Always consult a qualified tax professional or financial advisor for advice specific to your situation.
How does buying a home in South Carolina work tax-wise?
South Carolina's average effective property tax rate is 0.56% of assessed value (2026), among the lowest in the country. On a $400,000 home, that translates to roughly $2,240 per year, billed by your county or municipality. Homestead exemptions, senior or veteran reductions, and assessment caps can reduce the effective rate for primary residences in many jurisdictions.
At the federal level, mortgage interest is deductible if you itemize, capped at the interest on the first $750,000 of acquisition debt (or $375,000 for married filing separately). State and local taxes (SALT), including property tax, are deductible up to a combined $40,000 cap for 2026 under OBBBA (raised from $10,000), with a 30% phase-down on MAGI above $500,000 (floor $10,000); the cap is inflation-indexed through 2029 before reverting to $10,000 in 2030. Closing costs typically run 2–5% of the loan amount; transfer taxes and recording fees vary by county.
South Carolina also assesses state income tax, which interacts with your federal SALT deduction. Use this calculator to estimate your monthly principal, interest, taxes, and insurance (PITI) payment given your loan terms and South Carolina's property-tax rate.
South Carolina mortgage market: foreclosure, transfer tax, and refinance rules
- Median home price (Q4 2025)
- $320,000
- Foreclosure type
- Judicial (court-supervised)
- Real-estate transfer tax
- Deed Recording Fee: $1.85 per $500 ($3.70 per $1,000) statewide; some counties add up to $0.55/$500
South Carolina uses judicial foreclosure — typical timeline from filing to special referee's sale is 6–9 months, with a 30-day upset bid period after sale. The state Deed Recording Fee is $1.85 per $500 (0.37%) statewide, plus additional county fees up to $0.55 per $500. Median home price of about $320,000 reflects sustained coastal demand (Charleston, Hilton Head, Myrtle Beach) and Greenville-Spartanburg growth. Buyers stay within the $524,225 conforming limit in most submarkets.
South Carolina Mortgage & Property Facts (2026)
| Avg. Property Tax Rate | 0.56% |
| State Income Tax | progressive (up to 6.0%) |
| State Sales Tax | 6% |
| Estate Tax | No |
South Carolina mortgage — frequently asked questions
How much house can I afford?
A common guideline is that your total monthly housing payment (principal, interest, taxes, insurance) should not exceed 28% of your gross monthly income, and total debt payments should not exceed 36%. For example, with a $100,000 household income, aim for a housing payment under $2,333/month. Lenders may qualify you for more, but staying within these ratios reduces financial stress.
What is PMI and when can I remove it?
Private mortgage insurance (PMI) is required by conventional lenders when your down payment is less than 20% of the home price. PMI typically costs 0.5% to 1.5% of the loan amount annually. You can request PMI removal when your loan-to-value ratio reaches 80%, and lenders must automatically cancel it at 78% LTV based on the original amortization schedule.
Is a 15-year or 30-year mortgage better?
A 15-year mortgage has higher monthly payments but saves dramatically on total interest (often 50-60% less) and typically offers a lower interest rate. A 30-year mortgage has lower payments, providing more cash flow flexibility. Choose 15-year if you can comfortably afford it; choose 30-year if you need lower payments or want to invest the difference elsewhere.
How much does one percentage point in interest rate affect my payment?
On a $300,000 mortgage, each 1% increase in interest rate adds roughly $175-200/month to the payment and over $60,000 in total interest over 30 years. For example, going from 6% to 7% increases the monthly P&I payment from approximately $1,799 to $1,996.
Should I pay points to lower my interest rate?
One discount point costs 1% of the loan amount and typically reduces the interest rate by 0.25%. On a $300,000 loan, one point costs $3,000 and saves about $44/month. You break even in approximately 68 months (5.7 years). Paying points is worthwhile if you plan to stay in the home longer than the break-even period.
What is included in PITI?
PITI stands for Principal, Interest, Taxes, and Insurance. It represents your total monthly housing cost. Principal and interest are your loan payment; taxes are property taxes (often escrowed monthly); and insurance includes homeowners insurance and PMI if applicable. Lenders evaluate your PITI when determining loan approval.