Buying in River Hills and wondering if closing costs change on the NC or SC side of Lake Wylie? You are not alone. Around the state line, who pays what and how your closing is handled can shift based on local custom and county rules. In this guide, you will learn what buyers and sellers usually pay, what changes across the line, and how to plan your budget with confidence. Let’s dive in.
River Hills NC vs SC basics
Most closing-cost categories are the same on both sides of Lake Wylie. You will see lender fees, third-party charges like appraisal and inspections, title-related costs, government and recording fees, and prepaid items such as taxes and insurance. What often changes is who pays certain items and which county’s fees and timelines apply.
River Hills has an HOA, so you should also plan for HOA transfer items. Resale certificates, transfer fees, and prorated dues can affect your final numbers and timing. Confirm the HOA process and fees early to avoid rush charges.
Buyer costs at a glance
Your out-of-pocket closing costs, not counting your down payment, often range from about 2% to 5% of the purchase price. The exact number depends on your loan type, county fees, title charges, and prepaid items. Ask your lender and closing attorney or title company for an itemized estimate early.
Lender and third-party fees
- Loan origination, underwriting, or processing fees.
- Points, if you choose to buy down the rate.
- Appraisal, credit report, and flood certification.
- Home inspection(s), pest inspection, and any specialized inspections.
- Survey, if required by the lender or you want one for peace of mind.
Title and recording costs
- Title search, title exam, and settlement or closing fee.
- Lender’s title insurance policy.
- Owner’s title insurance policy is common but negotiable on who pays.
- Recording of your new mortgage and related documents.
Prepaids and escrows
- First year of homeowners insurance.
- Prepaid mortgage interest based on your closing date.
- Escrow deposits for taxes and insurance, if your lender requires them.
- Prorated HOA dues and any HOA transfer items.
Seller costs at a glance
Seller costs depend on real estate commission, mortgage payoffs, and prorations. Commission is often the largest seller expense, and in many markets has historically totaled around 5% to 6% of the sale price. Sellers may also pay certain title-related items depending on local custom and the purchase agreement.
Sellers should ask the closing attorney or title company for a draft closing statement early. This helps you confirm commissions, payoffs, deed preparation, recording costs, and any negotiated concessions.
What changes across the line
Attorneys and closers
- South Carolina: Closings are commonly handled by attorneys who prepare documents and coordinate title work.
- North Carolina: Both attorneys and title companies handle closings, depending on county and lender preference. Confirm your lender’s requirements and who will close the file as soon as you go under contract.
Title insurance custom
Owner’s title insurance is common, but who pays varies by market. In some Southern markets, sellers often pay for the owner’s policy, but this is not universal. Decide your preference and state it clearly in the offer.
Recording and transfer fees
Recording fees and any transfer or documentary charges are set by the county. For River Hills in York County, South Carolina, confirm current recording fees and any document requirements with the county. If you look across the lake on the North Carolina side, check the county that applies, such as Mecklenburg, Gaston, or Union. County differences can change your bottom line by several hundred dollars.
Property tax proration
Both states prorate property taxes at closing, but billing cycles and due dates vary by county. Ask the York County tax office or the applicable NC county tax office how taxes are billed and how proration works. Your closing attorney or title company will calculate the exact proration on your settlement statement.
HOA and River Hills items
Plan for the HOA resale certificate, transfer fees, and prorated dues. Confirm the fee amounts, who typically pays, and the expected turnaround time with River Hills HOA management early. Late requests can create rush fees and delay closing.
Timeline and checkpoints
Before offer and application
- Get lender pre-approval and discuss fee options and potential concessions.
- Ask your agent to confirm local custom for owner’s title insurance and HOA items.
- Identify whether an attorney or title company will close your file based on property location and lender requirements.
During due diligence
- Your lender must deliver a Loan Estimate within 3 business days of application. Review line items and who pays each one.
- Order title work. Ask the closing attorney or title company for a fee quote and recording estimates.
- Schedule inspections and a survey if needed.
- Request HOA resale documents and confirm fees.
Three days before closing
- Your lender must deliver a Closing Disclosure at least 3 business days before you sign. Verify cash to close and all prorations.
- Confirm wiring instructions with the closing attorney or title company using known phone numbers.
Closing day and after
- Sign documents with the closing attorney or title company.
- The deed is recorded in the county where the property sits.
- The tax office and HOA are notified of the transfer, and utilities are updated.
Budgeting and savings tips
- Ask for detailed estimates early from your lender and closing attorney or title company.
- Budget for 2% to 5% of the purchase price for buyer closing costs, plus down payment.
- Request seller concessions toward closing costs where allowed by your loan.
- Clarify who pays the owner’s title policy in your offer.
- Avoid rush fees by requesting HOA documents early.
Cross-border negotiation tips
- Spell out who pays owner’s title insurance in the contract.
- State who pays recording fees and any county-level document stamps if they apply.
- Confirm whether an attorney or title company will close the file based on property location and lender rules.
- Note HOA transfer and resale certificate responsibilities in writing.
Quick checklist
- Lender: Get pre-approval, rate and fee quote, and your Loan Estimate.
- Closing attorney or title company: Title charges, owner’s and lender’s policy quotes, and county recording estimates.
- HOA management: Resale certificate, transfer fee, paid-through dates, and timing.
- County recorder and tax office: Recording fees, deed requirements, and tax billing cycle for prorations.
- Inspectors and surveyor: Quotes and scheduling.
Buying near a state line can add steps, but it does not have to add stress. With early estimates, clear contract language, and the right local team, you can plan your cash to close and avoid last-minute surprises.
Ready to compare the NC and SC paths for your River Hills move and see a clear closing-cost picture? Work with Laura Arthur for step-by-step guidance and local insight.
FAQs
Do buyers in River Hills pay more on the NC or SC side?
- It depends on county recording fees, local title-insurance practice, and who pays the owner’s policy in your contract. Ask the closing attorney or title company for a county-specific estimate early.
Who pays the owner’s title insurance near Lake Wylie?
- It is market-dependent and negotiable. Confirm local custom with your agent or closing attorney and put your preference in the offer.
Are there transfer taxes to plan for in York County vs NC counties?
- Recording and any transfer-related charges are set by each county. Confirm current fees with York County in SC or with the specific NC county that applies to your property.
How do River Hills HOA fees affect closing costs?
- Expect a resale certificate, possible transfer fees, and prorated dues. Confirm costs and timing with the HOA early to avoid rush fees.
What are the Loan Estimate and Closing Disclosure for buyers?
- The Loan Estimate arrives within 3 business days of application and outlines expected costs. The Closing Disclosure is due at least 3 business days before closing and lists your final figures.
How can I lower my out-of-pocket closing costs as a buyer?
- Compare lender quotes, request seller concessions where allowed, clarify who pays the owner’s title policy, and order HOA documents early to avoid rush fees.
