Buying a Home in Charleston From Out of State: 8 Things That Surprise Relocating Buyers

Moving to Charleston can mean warmer winters, historic neighborhoods, beaches and a completely different lifestyle.

It can also mean a very different home-buying experience.

Buyers relocating from northern, western and other major metropolitan areas regularly encounter things here that they did not have to consider in their previous market.

Here are several worth understanding before you buy.

1. Flood Risk Is Property-Specific

"Is this area in a flood zone?"

We hear versions of this question frequently.

The better question is:

What is the flood risk for this specific property?

Two houses in the same general area can have different flood considerations.

The City of Charleston notes that lenders generally require flood insurance for properties within Special Flood Hazard Areas and may sometimes require it outside those areas.

Standard homeowners insurance does not cover flood damage.

Before purchasing, investigate the actual property rather than relying on assumptions about the neighborhood.

2. Termites and Wood-Destroying Organisms Matter Here

Buyers coming from other regions are sometimes unfamiliar with the attention paid to termites in South Carolina.

The state's official wood-infestation report—commonly referred to as the CL-100—addresses visible evidence of certain wood-destroying organisms and related damage.

That can include evidence involving termites and wood-destroying fungi.

If damage is observed, further evaluation may be appropriate.

This is another example of why Lowcountry home inspections should not be approached exactly like inspections in another part of the country.

3. Crawlspaces Deserve Attention

Many Charleston-area homes have crawlspaces.

That means buyers may need to think about:

• Moisture

• Drainage

• Vapor barriers

• Wood deterioration

• Plumbing

• Insulation

• Pest activity

A home's kitchen may photograph beautifully while something underneath the house deserves far more attention.

4. Roof and HVAC Age Can Matter More Than Buyers Expect

Charleston's climate means heating and cooling systems work hard.

During your evaluation of a home, don't simply ask whether the HVAC works today.

Ask:

• How old is it?

• Has it been maintained?

• Has it been replaced?

• Are there records?

The same applies to the roof.

An older system doesn't automatically make a house a bad purchase.

You simply want to understand what major expenses may be approaching.

5. South Carolina Closings May Work Differently Than Your Last State

Residential real estate transactions in South Carolina involve South Carolina attorneys.

Legal components such as title work, preparation of instruments, closing, recording and disbursement must be performed or supervised by a South Carolina licensed lawyer.

For buyers relocating from states dominated by title companies or escrow companies, this may feel different.

That's normal.

6. Distance Does Not Equal Commute Time

This is especially important for military and relocating families.

A home may appear relatively close to your workplace on a map.

That does not necessarily mean you'll have a short commute.

Traffic patterns, bridges and major corridors can significantly change the experience.

If you're relocating to Joint Base Charleston, also remember that your specific work location matters.

A commute to the Air Base is not the same as a commute to Naval Weapons Station Charleston.

Before buying, evaluate the actual route during the hours you'll typically travel.

7. Charleston's Housing Markets Are Very Different From One Another

"Charleston" is not one housing market.

A buyer considering Mount Pleasant could have completely different options by expanding the search to:

• Summerville

• Goose Creek

• Moncks Corner

• North Charleston

• Johns Island

The right location depends on your priorities.

For some buyers, proximity to the coast is important.

For others, a larger home, newer construction, shorter work commute or additional land matters more.

That is why relocating buyers should compare communities before becoming attached to a ZIP code.

8. Southern Homes Have Different Maintenance Concerns

Someone moving from New York, Ohio, Colorado or California may naturally evaluate a house through the lens of the homes they've owned before.

Charleston's climate creates different considerations.

Depending on the property, buyers may want to pay close attention to:

• Moisture

• Drainage

• Crawlspaces

• Termites

• Exterior wood

• HVAC condition

• Roofing

• Flood exposure

• Landscaping and water flow

That's not a reason to avoid buying here.

It's a reason to use professionals familiar with homes in this region.

Relocating With the Military?

Military families often have an additional set of pressures:

• PCS timelines

• Reporting dates

• VA financing

• Temporary lodging

• School and family considerations

• Deployment schedules

• Distance from the installation

• Buying while still living in another state

That can make efficiency especially important.

Instead of searching the entire Charleston metro, begin with your duty location, housing budget, desired commute and lifestyle priorities.

Then narrow the geography.

Moving From a Larger City?

Another surprise can be how quickly the Charleston metro changes once you leave the peninsula.

Within the greater Charleston area, buyers can choose among:

• Historic urban neighborhoods

• Coastal communities

• Master-planned developments

• Traditional suburbs

• Golf communities

• Larger lots

• New construction

• More rural surroundings

You don't necessarily have to replicate the lifestyle you're leaving.

Moving here creates an opportunity to decide how you actually want to live.

Planning a Move to Charleston?

The Haynes Team helps buyers compare Charleston, Mount Pleasant, Summerville, Goose Creek, Moncks Corner and other Lowcountry communities.

If you're moving from out of state, we can help you narrow the search before you waste weekends touring homes in locations that don't fit your commute or lifestyle.

Start your Charleston relocation search at HaynesTeams.com.