Listing with an agent usually brings a higher price. Selling to us for cash usually costs less and takes less time. This calculator estimates what a listed sale might leave you, so you can compare it with a cash offer on equal terms.
Get My Cash Offer Call (727) 300-6656Fill in your own numbers. The defaults are a starting point drawn from Charleston Trident Association of Realtors MLS data and published cost surveys; change any of them. The result is your estimated listing net before your mortgage payoff. Then request our written cash offer and put the two figures next to each other.
Negotiable; varies by agent and whether you pay the buyer's agent.
CTAR's September 2026 median days on market ran 38–55 days to contract, plus about a month to close.
Deed recording fee (automatic, $1.85 per $500 of price):
Listing: estimated net before your mortgage payoff: $403,835
A cash sale to us: no commission, no repairs, no closing costs for you — our offer is usually below list price; compare the two numbers.
Rough estimate only, not an appraisal or offer. Your mortgage payoff, liens, past-due taxes, HOA balances and prorated property taxes come out of the proceeds either way, so they are left out of both sides.
Our cash offer will usually be less than what you might get listing with an agent after repairs. That's the trade for speed, certainty, no repairs and no fees. Use our calculator to compare, and feel free to get an agent's opinion too.
Every line in the calculator is a cost a listing seller commonly pays. Here's where each default comes from.
Start with a realistic price. Charleston-area sellers have been receiving about 93–96% of their original list price (CTAR, September 2026), so if you enter a hoped-for asking price, consider trimming it. An agent's opinion of value is a good cross-check.
Commission is negotiable. Since August 17, 2024 offers of buyer-agent pay are banned on the MLS, but many sellers still pay part or all of the buyer's agent. National surveys put the total near 5.5–5.7%. We found no Charleston-specific figure, so the slider runs 4–6% with 5.5% as the default.
Paint, landscaping, a deep clean, fixing what an inspector will flag, sometimes staging. One national guide (Opendoor) puts repairs at about 1–3% of value. After the buyer's inspection there can be a second round of repair requests. Enter what your house really needs.
CTAR's September 2026 median days on market ran from 38 days (James Island) to 55 days (Upper Mount Pleasant and the whole region). That's listing to contract; closing often adds another month. Three months is the default.
While the house is on the market you keep paying mortgage interest, property taxes, insurance, utilities and any HOA dues. Note that a rental or second home is assessed at 6% instead of the 4% owner-occupied rate, so its tax bill is higher per month.
Buyers often ask the seller to cover part of their closing costs or a repair credit. Redfin reported that 44.7% of U.S. home sales in the three months ending August 31, 2026 included a seller concession. No source gives a typical size, so the default is 1%.
South Carolina closings are handled or supervised by a licensed attorney. A seller's share of attorney fees on a listed sale varies; ask your attorney. The calculator uses $750 as a placeholder you can change.
South Carolina charges $1.85 per $500 of price, or fraction of $500 ($1.30 state plus $0.55 county), normally paid by the seller (§12-24-20). The calculator works it out from your price: $1,665 on $450,000. When you sell to us, we pay it.
Not in either column: your mortgage payoff, liens, past-due taxes, HOA balances and prorated property taxes. You pay those from the proceeds however you sell.
| Area | Median sale price | Median days on market | % of original list price received |
|---|---|---|---|
| Charleston Trident region (all home types) | $425,000 | 55 | 95.6% |
| Charleston County | $715,000 | 49 | 94.6% |
| West Ashley | $539,000 | 44 | 94.6% |
| James Island | $727,500 | 38 | 93.4% |
| Upper Mount Pleasant | $995,000 | 55 | 94.3% |
| Lower Mount Pleasant | $1,375,000 | 43 | 94.8% |
| Greater North Charleston | $360,300 | 49 | 95.2% |
Source: Charleston Trident Association of Realtors MLS data, September 2026. Days on market runs from listing to contract; it is often another month to close.
"% of original list price received" shows how much below their first asking price sellers typically ended up, before any concessions. On James Island, for example, the median seller received 93.4% of the original list price. On a $727,500 home, that gap is roughly $48,000 between hope and contract.
The trade-off is price: our offer is usually below what a listing could bring after repairs. If the calculator shows a listing would net you much more and you have the time, listing may be the right call, and we'll tell you so. See how our process works or read how cash offers are calculated.
Tell us about the house and we'll send a written cash offer. No obligation, no fees.
Because we can't price a house honestly without knowing it. Our offer depends on the as-is condition, a repair estimate, comparable sales and what we need to resell. Use the calculator to estimate what a listed sale might leave you, then request our written offer and compare the two numbers side by side.
By statute it is normally the seller's cost (§12-24-20). The fee is $1.85 per $500 of price or fraction of $500: $1.30 for the state and $0.55 for the county. On a $539,000 sale that is $1,994.30. When you sell to us, we pay it as part of paying the closing costs.
No. Commissions are negotiable, and since the national rule changes of August 17, 2024 buyer-agent pay is no longer offered on the MLS. National surveys put total commissions somewhere around 5.5% to 5.7%, but we found no Charleston-specific figure, which is why the calculator uses a 4–6% slider.
In September 2026 the median single-family home went under contract in 38 days on James Island and 55 days region-wide, per Charleston Trident Association of Realtors MLS data. Closing often takes another month. That's why the calculator starts at three months of holding costs; change it to fit your house.
Your mortgage payoff, any liens, past-due property taxes and HOA balances are paid from the sale proceeds either way, and property taxes are prorated at closing. Those items don't change between a listing and a cash sale, so the calculator leaves them out and shows your net before the mortgage payoff.
Tell us about the house. We usually reply the same day, and you choose the closing date.
