David Hicks

South Carolina Real Estate in 2026: Growth, Reform, and Industry Collaboration

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South Carolina’s real estate market continues to benefit from strong population growth, economic development, and cooperation among industry professionals. During a recent webinar hosted by Chicago Title, SC REALTORS® CEO Nick Kremydas and Chief Legal Officer Byron King discussed market trends, regulatory updates, fraud prevention efforts, and legislative changes shaping the state’s real estate landscape.

South Carolina’s Strong Growth Continues

South Carolina remains one of the fastest-growing states in the nation, adding approximately 80,000 new residents over the past year. Growth has been concentrated in key markets such as Horry, Greenville, Charleston, York, Lexington, Spartanburg, Richland, Beaufort, Berkeley, and Lancaster counties.

This population influx continues to fuel housing demand while supporting economic growth and job creation across the state.

A More Balanced Housing Market

The state’s housing market is transitioning into a healthier, more balanced environment. The median home price is approximately $340,000, with modest year-over-year appreciation. Inventory levels have increased, giving buyers more options and reducing some of the pressures seen during recent competitive market cycles.

Homes are also spending more time on the market, creating additional opportunities for negotiation and helping establish a more predictable transaction environment for buyers, sellers, lenders, and attorneys.

Key Contract and Forms Updates

The South Carolina Association of Realtors has updated its residential forms to reflect changing regulations and industry practices.

One of the most significant changes involves compensation. Rather than including cooperative compensation language within standard contracts, compensation terms are now documented directly through listing agreements, buyer representation agreements, seller concessions, and dedicated compensation forms.

These updates promote greater transparency and help ensure that compensation arrangements are clearly documented before closing.

New Trust Fund Compliance Guidance

The South Carolina Real Estate Commission recently emphasized the importance of documenting earnest money deposits held outside brokerages.

Agents are encouraged to obtain written confirmation from attorneys or title companies whenever trust funds are received. Those confirmations should include:

  • Property address
  • Names of transaction parties
  • Date funds were received
  • Amount received

This documentation creates a clear compliance record and helps reduce misunderstandings throughout the transaction process.

Fraud Prevention Remains a Priority

Seller impersonation fraud and vacant land scams continue to challenge the real estate industry.

Fraudsters frequently target vacant, unencumbered, and non-owner-occupied properties using fake identities, forged documents, and fraudulent listings. Realtors are increasingly using verification tools, identity checks, and property-owner confirmation procedures to detect suspicious activity before a transaction progresses.

As artificial intelligence makes impersonation schemes more sophisticated, collaboration between Realtors, attorneys, lenders, and title professionals remains critical to protecting consumers.

Legislative Wins for Property Owners

Several legislative changes emerged from the 2025-2026 session that strengthen property rights and consumer protections.

Senate Bill 822, the Deed Verification and Deed Alert Protection Act, enhances safeguards against deed theft and fraudulent filings. House Bill 3387 creates a faster process for removing unlawful occupants and squatters from private property. House Bill 4477 helps families resolve heirs’ property title issues without triggering unfair tax consequences, making it easier to maintain or transfer inherited property.

The Association also supported efforts to prevent additional fees that could increase housing costs and further affect affordability.

Real Estate Is a Team Effort

The webinar concluded with a reminder that successful transactions depend on strong partnerships among Realtors, attorneys, lenders, title companies, and settlement professionals.

Whether identifying fraud risks, communicating financing updates, or ensuring proper documentation, each participant plays an important role in creating a smooth closing experience. As South Carolina continues to grow, that collaboration will remain essential to protecting consumers and maintaining confidence in the real estate marketplace.

The central message was simple: when real estate professionals work together, transactions run more smoothly, risks are reduced, and South Carolina’s housing market remains strong for everyone involved.

PASSING IT DOWN:  RECIPES, TRADITIONS AND REAL ESTATE

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Like many of you, Fall is my favorite season of the year. The oppressive heat and humidity is finally starting to temper itself, the kids are back in school, football is being played once again, leaves are changing, and the holiday season is fast approaching. This week, we celebrate Thanksgiving, which just so happens to be my favorite holiday of the year. The Thanksgiving holiday naturally lends itself to so many time-honored traditions. It is a time family and friends gather to reflect on the important things in their lives and to overindulge in so many wonderful dishes.

The passing down of recipes through generations drew my mind to how real property is also passed from one generation to another. Ideally, property owners would properly plan for an orderly transfer of property through sound estate planning. Most wills express the testator’s intentions as to real property and grant the personal representative the power to effectuate the transfer. Other times, the will grants the personal representative the power to sell the property, creating a fiduciary duty to properly disburse the proceeds from that sale.

Under South Carolina Probate Code §62-3-711(c) a personal representative who has the power to sell pursuant to the decedent’s will may execute a deed in favor of a purchaser for value. This power is subject to §62-3-713, which prohibits transfers to the personal representative or certain related individuals or entities unless the will or a contract or court order authorizes the transaction. Pursuant to §62-3-910(B), a purchaser for value from a personal representative takes title free of heirs or other interested parties.

In the context of title insurance and in circumstances where either a will does not specifically grant a personal representative the power to sell real property or when a probate estate is opened in the absence of a will of a property owner, an Order from the Probate Court authorizing the personal representative to sell the subject property would be required to insure without taking exception to the possible interest of heirs or other interested parties.

Often times though, a property owner dies without leaving a will. Absent a proper directive from the decedent, one would turn to the laws of intestate succession, which can be found in the S.C. Probate Code at §62-1-101, et seq.  The law of intestate succession dictates how a person’s property is distributed by making the assumption that the decedent would want the property to go to the decedent’s closest relatives. 

Testate and intestate succession laws can sometimes get confusing.  However, whenever there is a doubt about the proper way to insure a transaction there is always a common correct answer: contact your title insurance underwriter.

This blog post began by reflecting on the changing of the seasons and the approach of the Thanksgiving Holiday. Appropriately, this is the perfect time to remember the many blessings in our lives. Perhaps more than any other time in the calendar year, Thanksgiving provides the opportunity to honor old traditions, create new ones and remember those that have passed on before us. May each of you enjoy time with family and friends and have an opportunity to reflect on those blessings and why they are so meaningful.

In the spirit of succession, having been born and raised in coastal South Carolina, I would like to share one of my favorite Thanksgiving recipes that has been passed down through my mother’s side of the family.  Happy Thanksgiving, everyone!

Oyster Cornbread Dressing

INGREDIENTS

  • 2 lb. unsweetened cornbread, cut into 1/2-inch cubes (about 12 cups)
  • 3/4 cup melted unsalted butter (1 1/2 sticks)
  • 5 tbsp. unsalted butter
  • 2 cups chopped onions (about 2 medium onions)
  • 1 1/2 cups chopped celery (about 3 ribs)
  • 2 cloves garlic, finely minced
  • 6 oz. country ham (the saltier the better), finely diced
  • 2 tbsp. chopped fresh sage leaves
  • 2 tsp. fresh thyme
  • 1 1/2 tsp. sea salt
  • 1 tsp. ground black pepper
  • 1/2 tsp. ground nutmeg
  • About 18 to 20 freshly shucked oysters, roughly chopped with liquor reserved
  • 1 cup chicken broth
  • 3/4 cup milk
  • 3 large eggs, lightly beaten
  • A few more tsp. unsalted butter

PREPARATION

  1. Heat oven to 400°F.
  2. Toss cornbread cubes with melted butter and lay out flat on a baking sheet, crumbs and all. Bake in the oven, stirring occasionally, for 30 minutes or until a nice toasty color forms on the cornbread.
  3. Meanwhile, melt the 5 tablespoons of butter in a large skillet over low to moderate heat. Stirring occasionally, sauté the onions, celery, and garlic until the onions are translucent, about 6 minutes.
  4. Transfer the cooked vegetables to a large bowl and add the toasted cornbread, tossing gently to mix. Add the ham, herbs and spices, and oysters with reserved oyster liquor, and mix with a rubber spatula.
  5. Warm the chicken broth and the milk together in a small pot just until simmering. Drizzle over dressing mixture and fold in. Fold in eggs.
  6. Lightly butter a 9-by-13-inch baking dish. Transfer the dressing into the baking dish and dot with a few teaspoons of butter. (The bread crumbs should be loosely stacked, not packed down tight.)
  7. Turn the oven down to 350ºF. Bake in the oven until the edges and the top are browned, about 30 to 40 minutes, keeping the pan covered with foil for the first half of the baking time. Serve hot out of the oven.