FAQ: Selling a Home in Columbia, SC & The Surrounding Areas
Selling a home in Columbia, Lexington, Chapin, Irmo, or anywhere on Lake Murray is one of the largest financial decisions you will make. The Patrick O'Connor Team has helped more than 1,500 families across the South Carolina Midlands since 2014, with an average list-to-sales price ratio of 99.2% and a launch strategy built around the first 14 days on market — when buyer demand is strongest. Below are the questions sellers ask us most often, organized by topic. If you don't see your question, reach out — we will give you a straight answer.
How many homes has The Patrick O'Connor Team sold?
The Patrick O'Connor Team has assisted over 1,600 families since 2014, with the majority being home sellers. In 2025, they supported over 200 families.
How long has The Patrick O'Connor Team been in the real estate business?
Patrick O'Connor began his real estate career with Coldwell Banker in 2014 and formed The Patrick O'Connor Team in 2020.
What is the team's average list-to-sales price ratio?
The Patrick O'Connor Team achieves an average list-to-sales price ratio of 99.2%, meaning clients typically receive offers very close to their asking price.
How quickly can The Patrick O'Connor Team sell my home?
The team aims to sell homes within two weeks of listing — market data shows the strongest offers typically arrive within the first 14 days.
How long are listing agreements?
The Patrick O'Connor Team offers 3-month listing agreements, reflecting commitment to selling homes quickly and efficiently.
When is the best time to sell a home in Columbia, SC?
Spring and summer are the strongest selling seasons in Columbia, SC. Fall offers less competition and winter brings highly motivated buyers.
How much does it cost to sell a house in South Carolina?
In South Carolina, sellers typically pay between 7% and 9% of the sale price in total transaction costs. That includes the real estate commission (negotiated between you and your agent), attorney fees (SC requires a real estate attorney to close), the deed recording fee and state deed stamps (currently $1.85 per $500 of sale price), any owner-paid concessions, and prorated property taxes. On a $400,000 home in Columbia or Lexington, that usually works out to roughly $28,000–$36,000 in total seller costs. We give every client a line-item net sheet before listing, so there are no surprises at the closing table.
Do I need a real estate attorney to sell a house in South Carolina?
Yes. South Carolina is an attorney-state, which means a licensed SC real estate attorney must oversee the closing and prepare the deed and settlement documents. The buyer typically chooses the closing attorney, but as a seller you are welcome to use your own attorney to review documents on your behalf. We work with several trusted closing attorneys across Columbia, Lexington, and Lake Murray and can introduce you to a few options.
What are seller closing costs in South Carolina?
Beyond the real estate commission, the most common SC seller closing costs are: state deed recording / transfer stamps ($1.85 per $500 of sale price), the seller's attorney review fee (typically $250–$500 if you choose your own), pro-rated county property taxes, an HOA estoppel or transfer fee if applicable, payoff and wire fees from your mortgage lender, and any negotiated buyer concessions or repair credits. We prepare a detailed estimated net sheet up front so you know exactly what to expect.
How is my home's value determined in Columbia, SC?
Market value is set by what a ready, willing, and able buyer will pay — and the most reliable predictor is recent comparable sales (comps) from your immediate neighborhood. We pull closed sales from the past 3–6 months within a tight geographic radius, adjust for square footage, lot size, condition, upgrades, and time-on-market trends, and combine that with current active and pending competition. For waterfront and acreage properties around Lake Murray, Chapin, and Gilbert, comps are sparser and require a more nuanced approach. We provide a free, no-obligation in-person valuation for any home in the Midlands.
How long does it take to sell a house in Columbia, SC?
In a typical Midlands market, a well-priced and well-prepared home goes under contract within the first 14 days of listing — that is why our team builds the entire launch strategy around that window. From accepted offer to closing usually adds another 30–45 days for the buyer's loan, appraisal, inspections, and attorney work. So a realistic total timeline from list to keys-handed-over is 6 to 8 weeks. Cash deals can close in 2 to 3 weeks.
Should I get a pre-listing inspection?
Sometimes. A pre-listing inspection costs $400–$600 and surfaces any major issues before a buyer's inspector finds them, which gives you control over the narrative and lets you fix or disclose on your own timeline. We typically recommend it for homes that are 20+ years old, have had unpermitted work done, or where the seller has not lived in the home recently. For newer homes in good condition it is usually unnecessary. We will tell you straight up which category your home falls into.
What repairs should I make before listing my home?
Focus on the high-ROI items: fresh interior paint in neutral colors, deep cleaning, professional carpet cleaning or replacement, refreshed landscaping and pressure washing, decluttering and depersonalization, replacing burned-out bulbs, and any obvious cosmetic items (dings, scuffs, cracked outlet covers). Skip major remodels — most do not return their cost. We do a free pre-listing walkthrough with every seller and give a prioritized punch list with vendor recommendations.
Do I need to stage my home to sell it?
Vacant or sparsely furnished homes almost always benefit from staging — staged homes typically sell faster and for more money because buyers struggle to visualize empty rooms. For occupied homes, light staging (decluttering, rearranging existing furniture, neutralizing decor, and adding a few key accent pieces) is usually enough. We coordinate professional staging consultations and full-home staging through trusted local partners and roll the cost into the listing strategy when it makes sense.
What disclosures are required when selling a home in South Carolina?
South Carolina requires sellers to complete a Residential Property Condition Disclosure Statement covering the condition of major systems (roof, HVAC, plumbing, electrical, structural), known defects, prior repairs, the presence of lead-based paint (for homes built before 1978), and any HOA or restrictive covenants. Honesty matters — undisclosed known defects are the #1 source of post-closing legal trouble for sellers. We walk every client through the form and help you complete it accurately.
How do showings work — and can I be home during them?
Once your home is live, buyer agents request showings through ShowingTime and you receive a notification on your phone to approve, decline, or reschedule. Most sellers leave during showings (and take pets with them) so buyers can speak openly with their agent. We can set blackout windows around your work schedule, kids' nap times, or any other constraints. We also collect feedback from every showing and share it with you weekly.
What happens after I accept an offer?
Once you accept, the buyer typically has 10–14 days for due diligence (inspections and appraisal), 21–30 days for loan underwriting if financed, and a closing date usually 30–45 days from contract. Along the way we negotiate any inspection requests, coordinate with the closing attorney, manage the appraisal visit, and keep you ahead of every deadline. The day of closing you sign the deed, the buyer wires funds, and you typically receive your proceeds the same day.
How do I sell a waterfront home on Lake Murray?
Lake Murray waterfront homes are a different beast — pricing requires real comps from the actual lake (not just inland Chapin or Lexington sales), photography and video need to capture water frontage and dock features at the right time of day, and your buyer pool is regional and national, not just local. Our team has set record-breaking sales on Lake Murray and built a dedicated waterfront marketing playbook covering aerial drone footage, dedicated waterfront landing pages, and direct outreach to relocation networks. We also have a full Lake Murray waterfront seller checklist for 2026.
