Home Pros is a veteran-owned cash home buyer serving the Charleston Lowcountry, from the mill villages of North Charleston to the barrier islands. We are not a national franchise reselling your lead to a local investor; you deal directly with our acquisitions team from the first phone call through closing, and every offer is backed by the same formula explained below, not a lowball opening bid meant to be negotiated up.
How It Works
Three steps, from your first call to cash in hand.
1. Tell Us About Your House
- Share the address and a few basic details
- No walkthrough required to get started
- Takes about two minutes
2. Get Your Cash Offer
- Fair, no-obligation offer within 24 hours
- Based on comparable sales and condition
- No appraisal contingency to wait on
3. Pick Your Closing Date
- Close in as little as 7 days
- Or choose a date that works, typically 14 to 30 days
- We cover the closing attorney's fee
How We Calculate Your Offer
The same formula every time, no lowball tactics.
We start with your home's likely after-repair value (ARV), the price it would sell for once it is fully updated. We subtract the estimated cost of repairs, then subtract a margin that covers our holding costs, the closing attorney's fee, and the risk of resale. What is left is your cash offer.
Worked example: moderate repairs
North Charleston's citywide median home value is $302,200, per the city's own demographics data. For a typical 3-bedroom home near that value needing moderate repairs (roof, HVAC, some flooring): ARV around $300,000, minus $35,000 in estimated repairs, minus $45,000 in margin and holding and closing costs, equals a cash offer near $220,000.
Worked example: light repairs
For a similar home that is mostly move-in ready and only needs cosmetic work (paint, fixtures, landscaping): ARV around $300,000, minus $8,000 in estimated repairs, minus $32,000 in margin and holding and closing costs, equals a cash offer near $260,000. Fewer repairs and lower holding risk mean a smaller gap between ARV and offer. A home needing major structural or foundation work nets a lower offer than either example, since our repair estimate and holding time both go up.
What Closing Day Looks Like in North Charleston
The same attorney-supervised process either way, just faster and cheaper with a cash buyer.
After you accept our written offer, we open the file with a South Carolina closing attorney, order a title search on the property, and set a closing date. Because there is no buyer mortgage to underwrite, that title search is usually the only thing standing between signing the contract and closing. You do not need to be present in North Charleston to close; South Carolina closing attorneys routinely handle remote and mail-away closings for out-of-state heirs and landlords. On closing day, the attorney reviews and disburses funds according to South Carolina's closing rules, pays off any existing mortgage, tax liens, or judgments directly out of the proceeds, and wires you the balance the same day the deed records.
Cash Offer vs. Listing With an Agent in North Charleston
What each path actually costs and how long it takes.
Selling a House in North Charleston: What's Different Here
The neighborhoods we buy in
We buy houses throughout North Charleston, from the bungalows and mid-century ranches of Park Circle to the mill-village homes of Union Heights and Chicora-Cherokee. We also buy along Liberty Hill, the Dorchester Road corridor, and near the Palmetto Commerce Parkway industrial and logistics corridor, where a lot of investor and rental turnover happens. Beyond the city limits, we buy throughout the greater Charleston Lowcountry, including Summerville, Goose Creek, Hanahan, Mount Pleasant, and the barrier islands.
Charleston County's deed recording fee
Every deed recorded in South Carolina, including in Charleston County, is subject to the state's Deed Recording Fee under S.C. Code Section 12-24-10: $1.85 for every $500 of the property's value (or fraction of $500), split between a $1.30 state portion and a $0.55 county portion. On a $300,000 sale, that works out to roughly $1,110. In a traditional sale this is typically a seller-side closing cost; when you sell to Home Pros, it comes out of our side of the ledger, not yours.
South Carolina's foreclosure process and timeline
South Carolina is a judicial foreclosure state, meaning a lender has to file suit and get a court order before your home can be sold, and in Charleston County that case is heard by the Master-in-Equity. From an initial filing to the public sale, the process typically runs about 150 days, and the notice of sale has to run in a local newspaper once a week for three consecutive weeks before the sale date under S.C. Code Section 15-39-630. That timeline gives homeowners a real window to sell before the sale date and walk away with whatever equity is left, instead of losing it at auction.
Probate and the small-estate shortcut
If you inherited a North Charleston house and the entire probate estate, not just the house, is worth $25,000 or less, South Carolina lets an heir collect it by affidavit 30 days after the death, without opening a full probate case, under S.C. Code Section 62-3-1201. Most inherited houses are worth more than that on their own, so in practice most heirs still need the Charleston County Probate Court to appoint a personal representative before a sale can close, but we can put an offer in writing while that process is underway so you know what to expect.
Property taxes and this quarter's deadline
Charleston County real property tax bills go out in the fall and are due by January 15 without penalty; a payment postmarked January 16 or later picks up a 3% penalty, another 7% (10% total) after February 2, and another 5% (15% total) after March 16, per the Charleston County Treasurer's Office. If you are heading into the fall with a house you cannot afford to keep taxed and insured through hurricane season, which officially runs through November 30 for the Lowcountry, that January 15 date is worth planning around, whether you sell to us or someone else.
South Carolina requires an attorney at every closing
South Carolina is one of a handful of states where a real estate closing, cash or financed, has to be supervised by a licensed attorney; the South Carolina Supreme Court has held that closing a residential sale without one is the unauthorized practice of law. That attorney has to be meaningfully involved in the document preparation, title search, closing, recording, and disbursement, and has to physically attend the closing itself. In practice this means a North Charleston seller cannot skip the closing table entirely no matter who buys the house. What changes when you sell to Home Pros is who pays the attorney's fee (we do) and how much paperwork lands on you beforehand, since there is no listing agreement, no buyer financing contingency, and no repair addendum to negotiate through counsel first.
Situations We Buy In
Whatever is going on with the property or your timeline, we can usually make it work.
Inherited a house
Skip the repairs, cleanout, and showings on a property you did not plan to keep, and split proceeds with co-heirs without one of you carrying the work. Read our inherited-house guide.
Facing foreclosure
We can often make an offer and close before the Charleston County Master-in-Equity sale date, which stops the foreclosure and can protect whatever equity you have left. See how selling can stop foreclosure.
Behind on property taxes
We factor unpaid Charleston County taxes and penalties into your offer and pay them out of closing, so you are not writing a check before you can sell.
Tenants in place
We buy occupied rentals as-is, including ones with tenants behind on rent; no eviction required first and no lease to buy out. Learn more about selling with tenants.
Going through divorce
A fast, neutral cash sale can simplify splitting the proceeds when neither party wants to manage a listing during the split. See our divorce-sale guide.
Code violations or storm damage
Deferred maintenance, condemned notices, or hurricane and flood damage from a Lowcountry storm season; we buy it as-is and handle repairs after closing.
Vacant or hard to manage
Stop paying insurance, utilities, and lawn care on a house that is sitting empty, especially if you moved out of the Charleston area already.
Downsizing or relocating
Set your own closing date, whether that is 7 days out or 60, and skip months of showings and open houses before you move.
North Charleston Seller FAQ
Do I need an attorney to sell my house in North Charleston?
Yes. South Carolina law requires a licensed attorney to supervise every residential real estate closing in the state, cash or financed, so a closing attorney will still handle your title search, deed, and disbursement when you sell to us. The difference is who pays for it: when you sell to Home Pros, we cover the closing attorney's fee. When you sell with an agent, that cost is usually yours.
My relative died without a will. Can I sell the North Charleston house without going through full probate?
Often, yes. South Carolina allows heirs to collect a decedent's property by affidavit, without appointing a personal representative, when the entire probate estate is worth $25,000 or less and at least 30 days have passed since the death (S.C. Code Section 62-3-1201). Above that threshold, or if the estate is more complicated, you will need the Charleston County Probate Court to appoint a personal representative first. Either way, we can usually make an offer while probate is still open and close once you have the legal authority to sign.
How does South Carolina foreclosure work, and can Home Pros help before the sale date?
South Carolina uses judicial foreclosure, meaning the Charleston County Master-in-Equity court oversees the case from the lender's initial filing through the public sale, a process that typically runs about 150 days once a case is filed. Before the sale, the notice must be advertised once a week for three weeks (S.C. Code Section 15-39-630). We can often make a cash offer and close before that sale date, which stops the foreclosure and protects your credit and any equity you have left.
Do I have to fill out South Carolina's disclosure form if I sell my house as-is?
Usually, yes. Selling as-is does not exempt you from South Carolina's Residential Property Condition Disclosure Act (S.C. Code Title 27, Chapter 50); you still have to disclose known defects to a buyer. The law does carve out a few exemptions, including sales through a foreclosure and sales handled as part of estate administration. When you sell to Home Pros, we buy knowing the condition going in, so there is no negotiation or repair credit fight after an inspection.
Do you buy flood-prone or storm-damaged homes in North Charleston?
Yes. We regularly buy homes in the Lowcountry that have hurricane, flood, or standing-water damage, and we factor the repair cost into our offer so you do not have to spend anything upfront or file an insurance claim before you sell.
What if I am behind on my mortgage payments?
Contact us as soon as you can. We can often make an offer and close before your lender files, or before the sheriff's sale date if a foreclosure case is already underway, which can stop the process and protect any equity you have.
How quickly do I actually get paid after closing?
Once your closing attorney disburses funds, you receive a wire the same day. There is no multi-week wait for a buyer's lender to fund the loan like there is in a traditional financed sale.
What North Charleston neighborhoods do you buy in?
We buy throughout North Charleston, including Park Circle, Union Heights, Chicora-Cherokee, Liberty Hill, the Dorchester Road corridor, and the Palmetto Commerce Parkway area, plus the surrounding Charleston metro.
Do you buy houses that still have tenants living in them?
Yes. We buy occupied rental properties, including ones with tenants who have stopped paying or that you no longer want to manage. You do not need to evict anyone or wait for a lease to end before you get an offer.
Is there really no cost to me at closing?
Correct. We pay the closing attorney's fee and standard closing costs, and there is no real estate commission because no agent is involved. The number in your purchase agreement is what you walk away with, minus anything you already owe on the property.
How do you calculate my cash offer?
We start with the home's likely after-repair value based on recent comparable sales, subtract the estimated cost of repairs, and subtract a margin that covers our holding costs, closing costs, and resale risk. What is left is your offer. We walk through the math with you before you sign anything.
Is Home Pros a licensed, legitimate company?
Yes. Home Pros is the trade name of Balint Holdings, LLC, a veteran-owned, BBB accredited company with a 4.9-star Google rating from 98 reviews. You can verify our BBB profile and Google reviews before you ever sign a contract.
We Also Buy Houses Throughout the Charleston Metro
Wherever your property is located, we're ready to make an offer.
Charleston Lowcountry
- Charleston
- Mount Pleasant
- Summerville
- Goose Creek
- Hanahan
- Ladson
Elsewhere in South Carolina
- Columbia
- Greenville
- Rock Hill
- Spartanburg
- Anderson
- Myrtle Beach
Written by
Trevor Rice
Co-founder and COO of Home Pros, and a licensed Texas real estate agent. Trevor oversees Home Pros' acquisitions across its service states, including South Carolina.
Updated September 2, 2026
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Have questions? Call (830) 510-1597.