Home Seller FAQ — Selling a Home in Columbia, SC
This FAQ answers the 18 questions Columbia, Lexington, Irmo, Chapin, Gilbert, and Lake Murray sellers ask most: results, pricing, timing, South Carolina closing costs, attorney and disclosure rules, preparation, showings, offers, and waterfront sales. The answers come from The Patrick O’Connor Team at Coldwell Banker Realty in Lexington, SC. Call or text 803-243-0224.
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 at Coldwell Banker Realty has helped more than 1,600 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.
Office: 607 Columbia Avenue, Lexington, SC 29072. Call or text 803-243-0224. Email patrick.russell.oconnor@gmail.com.
Last updated October 2026
The Patrick O’Connor Team at Coldwell Banker Realty, led by Broker Associate Patrick O’Connor, helps homeowners sell in Columbia, Lexington, Irmo, Chapin, Gilbert, and around Lake Murray, South Carolina, as well as Blythewood, Elgin, Prosperity, Leesville, Newberry, Camden, and Lugoff. Office: 607 Columbia Avenue, Lexington, SC 29072. Phone: 803-243-0224.
Our Team & Results
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, the team supported over 200 families. Together, those buyers and sellers have closed over $500 million in South Carolina Midlands real estate.
Patrick O’Connor leads the team as a Broker Associate at Coldwell Banker Realty in Lexington, SC. The team ranks #1 among Coldwell Banker teams in South Carolina and serves Columbia, Lexington, Irmo, Chapin, Gilbert, and Lake Murray.
How long has The Patrick O’Connor Team been in the real estate business?
Patrick O’Connor began his real estate career in 2014 with Russell and Jeffcoat, which Coldwell Banker acquired shortly afterward, and formed The Patrick O’Connor Team in 2020. That gives the team more than a decade of Midlands experience, including six years as a dedicated team serving Columbia, Lexington, Irmo, Chapin, and Lake Murray sellers.
Patrick has stayed with Coldwell Banker for more than ten years. The team’s office is at 607 Columbia Avenue, Lexington, SC 29072.
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. The ratio compares the final sales price with the list price, so a higher percentage means less money left on the table.
For context, the CMLS Local Market Update for Lexington-area MLS Area 11 shows sellers received 99.0% of list price year to date through June 2026. Accurate pricing at launch is what keeps a home near the top of that range, which is why every listing starts with a documented price recommendation.
Sources and further reading: Record Home Sales · About Patrick O’Connor · Lexington MLS Area 11 update (CMLS, June 2026)
Pricing & Timing
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. That is why every launch is built around the first 14 days on the market, with pricing, photography, video, and advertising ready on day one.
Timing still depends on price, condition, and location. SC REALTORS reports an average of 47 days on market until sale in Greater Columbia for August 2026, so pricing and preparation make the difference. Before you list, we walk you through current days on market for your area and price range.
How long are listing agreements?
The Patrick O’Connor Team offers 3-month listing agreements, reflecting commitment to selling homes quickly and efficiently. A 3-month term gives you a clear checkpoint to review price, showings, and buyer feedback together, and it keeps the team focused on results from the first day.
Commission and other terms are negotiable, and we explain every term upfront before you sign.
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. The best time for your home also depends on its price, its condition, and your own move date, so a well-priced home can still succeed in any season.
On Lake Murray, buyer interest is typically highest in the spring and summer months, when the lake lifestyle is most appealing, though sales happen year-round. Our market reports track what is actually closing in each area.
How is my home’s value determined in Columbia, SC?
Market value is set by what a ready, willing, and able buyer will pay. The most reliable predictor is recent comparable sales (comps) from your immediate neighborhood: closed sales from the past 3–6 months within a tight geographic radius, adjusted for size, lot, condition, upgrades, and time-on-market trends.
We adjust those comps 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?
A well-priced and well-prepared home can go under contract within the first 14 days of listing, which is why our team builds the entire launch strategy around that window. From accepted offer to closing usually adds another 30–45 days, so a realistic total timeline from list to keys-handed-over is 6 to 8 weeks.
That closing window covers the buyer’s loan, appraisal, inspections, and attorney work. Cash deals can close in 2 to 3 weeks. Not every home sells in two weeks: SC REALTORS reports 47 average days on market in Greater Columbia for August 2026, and CMLS shows 39 days in Lexington’s MLS Area 11 for June 2026, so start with a price recommendation grounded in current comps.
Sources and further reading: SC REALTORS MLS statistics · Lexington MLS Area 11 update (CMLS, June 2026) · Lake Murray market report
Costs & Closing in South Carolina
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 commission (negotiated between you and your agent), attorney fees, the deed recording fee (also called deed stamps), 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.
SC requires a real estate attorney to close. The deed recording fee is $1.85 per $500 of sale price ($1.30 state plus $0.55 county), which is $1,480 on a $400,000 sale. We give every client a line-item net sheet before listing, so there are no surprises at the closing table.
What are seller closing costs in South Carolina?
Beyond the real estate commission, the most common SC seller closing costs are deed stamps ($1.85 per $500 of sale price), the seller’s attorney review fee (typically $250–$500 if you choose your own), prorated county property taxes, any HOA estoppel or transfer fee, lender payoff and wire fees, and negotiated buyer concessions or repair credits.
Under the standard SC REALTORS contract (SCR310), the seller pays deed preparation, the deed recording fee (deed stamps), payoff costs, and prorated taxes, while the buyer’s side pays its own financing, insurance, and attorney. Lexington County bills property taxes in arrears, due January 15, so the closing attorney prorates the year. We prepare a detailed estimated net sheet up front so you know exactly what to expect.
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.
The South Carolina Supreme Court has held that real estate closings are the practice of law and must be conducted under an attorney’s supervision (State v. Buyers Service Co., 1987; Doe v. McMaster, 2003; Boone v. Quicken Loans, 2017). We work with several trusted closing attorneys across Columbia, Lexington, and Lake Murray and can introduce you to a few options.
Sources and further reading: SC Department of Revenue: deed recording fee · SC REALTORS: seller transaction costs (SCR310) · SC Bar Ethics Opinion 26-01 (attorney supervision of closings) · Lexington County Treasurer: real estate taxes
Preparing & Showing
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 older homes and for homes with a history of unpermitted work.
Specifically, we 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. On Lake Murray, the dock, seawall, and shoreline need their own checklist.
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 obvious cosmetic items such as dings, scuffs, and 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 is usually enough: decluttering, rearranging existing furniture, neutralizing decor, and adding a few key accent pieces.
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.
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. Our Seller Resources page includes a step-by-step guide to using ShowingTime.
Sources and further reading: Seller Resources: how to use ShowingTime · Pre-listing inspection for Lake Murray homes
Offers & Closing
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.
The seller delivers the form before the contract is signed, unless the contract says otherwise. A few transfers are exempt, such as estate and foreclosure transfers, and federal law adds a separate lead-based paint disclosure for homes built before 1978. Honesty matters — undisclosed known defects are the #1 source of post-closing legal trouble for sellers, and SC law makes an owner who knowingly gives false, incomplete, or misleading information liable for the buyer’s actual damages and court costs. We walk every client through the form and help you complete it accurately.
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 length of the due diligence period is negotiated in the contract, so confirm yours at acceptance. The day of closing you sign the deed, the buyer wires funds, and you typically receive your proceeds the same day.
Sources and further reading: SC Code Title 27, Chapter 50: Residential Property Condition Disclosure Act · SC REALTORS: SC seller disclosure laws · EPA: lead-based paint disclosure rule
Waterfront Homes on Lake Murray
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, including the highest 2025 sale in Chapin on Lake Murray (220 Old Forge Road, $2,625,000), 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, plus guides to dock permits and pre-listing inspections for the dock, seawall, and shoreline.
Sources and further reading: Lake Murray waterfront seller checklist · Lake Murray dock permits and transfers · Lake Murray seller case study
Explore more from The Patrick O’Connor Team
Seller pages: Seller Resources · Record Home Sales · Lake Murray market report and guide · Lake Murray seller case study
Market reports: Lexington market overview · Irmo market overview · Chapin market overview · Lake Murray property market report · Lexington MLS Area 11 update (June 2026)
Selling guides: How to sell in Lexington · How to sell in Irmo · How to sell in Chapin · Lake Murray waterfront seller checklist · Lake Murray dock permits and transfers
Neighborhood guides: Chapin Lake Murray neighborhoods · Irmo Lake Murray neighborhoods · Gilbert Lake Murray neighborhoods · Lexington Lake Murray neighborhoods
