Sell Your House Fast in Charleston, South Carolina. Any Condition, Zero Agent Fees.

No. We buy Charleston homes exactly as they sit - damaged roof, flooded crawl space, full of furniture, or completely empty. You do not need to fix a single thing or haul anything away before closing. If the property has deferred maintenance, storm damage, or code issues, we factor all of that into the offer. You walk away without touching a contractor or a dumpster. For more on what to expect with an as-is transaction, read our guide on how to sell your house as-is.

Yes - South Carolina is an attorney state, which means a licensed real estate attorney must handle the closing. This is required by state law, and it applies to cash sales just as it does to financed transactions. This is actually good for you as a seller: the attorney reviews the deed, clears any title issues, and makes sure the transfer is done correctly before money changes hands.

We work with experienced South Carolina closing attorneys and coordinate the entire process on your behalf. You show up to sign, and the attorney handles the legal work. For a full overview of what South Carolina law requires during a home sale, see this South Carolina real estate legal guide from Bannon Law Group, or review the legal aspects of Charleston home sales covered by local attorney Kim Meyer.

These three are different in ways that matter to you. A direct cash buyer like Eagle Cash Buyers purchases your home with our own funds. We make the offer, we sign the contract, and we close - there is no third party involved. What we offer is what you get.

A wholesaler puts your home under contract and then assigns that contract to another investor, collecting an assignment fee in the middle. You may not know the actual buyer until days before closing, and the deal can fall apart if the wholesaler cannot find someone to assign to. Some wholesalers market themselves as cash buyers, which adds to the confusion.

An iBuyer - such as Opendoor or Offerpad - is a tech-driven company that makes algorithm-based offers. Their offers often come with service fees of 5-8% and inspection deductions after the initial offer. iBuyers have also pulled back significantly from secondary markets, and Charleston inventory at the price ranges of many local sellers can fall outside their buy boxes. With us, you deal directly with the buyer from first call to closing day - no middleman, no reassignment, no surprise deductions.

Yes - we buy throughout Charleston and the full tri-county region. That includes Ardmore-Sherwood Forest, Washington Park, Citadel Woods, West Oak Forest, Indigo Point, Stonecreek, and Parkwood-Farmfield, as well as the Charleston Peninsula and historic downtown areas. We also buy in North Charleston, Mount Pleasant, James Island, Hanahan, and Goose Creek, and we cover Dorchester and Berkeley Counties as well. If your property is anywhere in the Charleston metro area, call us and we will confirm coverage immediately.

Yes. Flood zone designation is one of the most common complications we see with Charleston-area properties, particularly in areas like James Island, Johns Island, and parts of West Ashley. Many traditional buyers either cannot get financing on a flood zone property or walk away once they see the flood insurance costs. We are a cash buyer, so there is no lender requiring flood certification or refusing to underwrite the loan. We account for flood zone status when calculating the offer, and we buy the property as-is regardless of FEMA designation. This is one situation where a cash sale genuinely makes the process simpler, not just faster.

We work with inherited properties and estates regularly. In South Carolina, when a homeowner dies with real estate titled in their name alone, the estate must be opened in Charleston County probate court and a personal representative must be appointed before the property can be sold. That step is required - no one can sign a deed until the probate court grants authority to do so.

Once the personal representative is appointed and has selling authority, the sale process moves forward just like any other transaction. If the will or court appointment grants general authority to sell, no separate court approval is needed for the individual sale. We can begin discussions with you before probate is complete and have an offer ready the moment you have legal authority to accept it. Simplified procedures exist for smaller estates, and full probate for larger estates can take several months - we work around your timeline, not ours.

South Carolina uses judicial foreclosure, meaning the lender has to file a lawsuit, get a court judgment, and then schedule a public auction through the county master-in-equity before they can take the property. That process generally runs 6 to 9 months or longer from your first missed payment, depending on court scheduling and whether the case is contested. Federal law also requires the loan to be more than 120 days delinquent before a lender can even file.

That timeline gives you more room than many homeowners realize. A cash sale can stop the foreclosure process at any point before the master-in-equity auction - once you close and the lender is paid from proceeds, the foreclosure action ends. The earlier you act, the more options you have. If you have received foreclosure notices, call us right away so we can review what stage the case is at and whether a sale is still possible.

Yes. South Carolina requires a written property condition disclosure statement for most 1-4 family residential sales, and that applies to as-is and cash transactions. You are required to truthfully disclose known defects covering the roof, foundation, water intrusion, plumbing, electrical, and environmental conditions. You are not required to fix anything - but you are required to be honest about what you know.

Some statutory exemptions apply to certain estate or foreclosure sales, so your specific situation may qualify. We will walk you through what is required during the offer process. Completing the disclosure honestly is also in your own interest: failing to disclose a known material defect can expose you to claims after closing even in a cash sale.

If the home was your primary residence and you owned and lived in it for at least 2 of the last 5 years, the IRS allows you to exclude up to $250,000 in capital gains from taxes ($500,000 for married couples filing jointly) under the primary residence exclusion. The method of sale - cash, financed, or otherwise - does not change that exclusion.

If the property was a rental, inherited, or a second home, different rules apply and the gain may be taxable. South Carolina also has its own income tax, and any taxable gain from the sale passes through to your state return. We are not a tax advisor, and your situation will depend on your cost basis, how long you held the property, and how it was used. We strongly recommend speaking with a CPA before closing if you have any uncertainty about your tax exposure.

We start with the current market value of comparable homes in your neighborhood that have sold recently - that is the baseline. From that number, we subtract the estimated cost of repairs or updates the property needs to reach that value, our holding costs while we own the property (taxes, insurance, utilities), and a margin that allows us to operate as a business. What remains is our offer to you.

We do not use a fixed formula applied to every property. A well-maintained house in Ardmore-Sherwood Forest and a storm-damaged property in a flood zone on James Island are priced differently because the costs and risks are genuinely different. We will walk you through the reasoning behind your specific number. You are not obligated to accept, and there is no pressure to decide on the spot.