Check your Charleston-area Property Tax Bill - It Could Be Wrong

Property tax bills are landing in mailboxes across South Carolina this week, and even if yours is paid through your mortgage escrow account, it’s worth checking carefully. There’s a common—and costly—reason your bill might not be correct.

Whenever a property deed is re-recorded, the tax classification automatically resets to 6%, the rate used for investment properties and second homes. That means your home may be taxed as if you don’t live there—even if you do.

This can happen when:

• You bought a home in the past year
  
  
• You received the property from family or in a divorce settlement
  
  
• You refinanced your mortgage
  
  
• You transferred the home into a trust (or made title changes for estate planning purposes)
  
  

If any of these apply, your property likely reverted to the higher 6% rate. To correct it, you’ll need to apply for the 4% legal residence rate, which is reserved for owner-occupants.

Each county in South Carolina has its own process—many allow you to handle it online. You can find direct links and instructions for every county on my website here:
👉 Property Tax Forms



Note: Properties held by an LLC are classified as commercial and do not qualify for the 4% legal residence rate.

Additional Tax Savings to Know About

Homestead Exemption (Age 65+)
If you’re 65 or older, you qualify for the Homestead Exemption, which removes the first $50,000 of your home’s value from property taxes.

For example, if your home is valued at $500,000, you’ll only pay taxes on $450,000.
This exemption isn’t automatic—you’ll need to apply through your county assessor’s office.

Full Exemption for Certain Individuals
Some South Carolinians qualify for a complete property tax exemption, including:

• Disabled veterans
  
  
• Current military servicemembers
  
  
• Individuals with a permanent or total disability (including diagnoses such as Parkinson’s disease)
  
  
• Police officers and firefighters with a total and permanent service-connected disability
  
  
• Surviving spouses of qualified individuals
  
  

You can review the full list of qualifications and apply here:
👉 SC Department of Revenue – Exempt Property

Bottom Line

Even if your mortgage company pays your property taxes, you’re responsible for making sure the classification is correct.

If your bill looks higher than usual—or your escrow payment just went up—this could be the reason.

A quick review now could save you thousands of dollars. Visit my Property Tax Forms
page for links and instructions to update your classification or claim any exemptions you qualify for.