South Carolina Tax Sales: Complete Guide

South Carolina is a tax deed state with a 12-month redemption period. I've been attending tax sales in SC for several years, and this guide covers everything you need to know - from how the process works to practical tips I've learned from actual auctions.

SC Tax Sale Overview

Here's what makes South Carolina unique compared to other states:

• Type: Tax Deed (not tax lien certificates)
• Redemption Period: 12 months
• Interest Rate: Varies by county (typically 3-12%)
• Auction Timing: October - December (varies by county)
• Number of Counties: 46
• Online Auctions: Some counties use GovEase or RealAuction

Unlike pure tax lien states where you're essentially making a loan, in South Carolina you're bidding on the deed itself. If the owner doesn't redeem within 12 months, you own the property outright.

How South Carolina Tax Sales Work

The process follows a predictable pattern each year:

1. Taxes Become Delinquent

Property taxes in SC are due by January 15th. After that, they're considered delinquent. The county adds penalties and begins the process toward a tax sale.

2. County Publishes Notice

Before the sale, counties must publish notice in a local newspaper for three consecutive weeks. This lists all properties going to auction.

3. Auction Takes Place

Each county conducts its own auction. Some are in-person at the courthouse, others are online. Bidding typically starts at the amount of back taxes owed plus fees.

4. Winning Bidder Gets Tax Deed

If you win, you receive a tax deed. But you don't have clear title yet - the redemption period starts.

5. 12-Month Redemption Period

The former owner has one year to "redeem" the property by paying you the back taxes plus interest. Most properties are redeemed.

6. Clear Title (If Not Redeemed)

If no one redeems, you can pursue a quiet title action to get clear, marketable title.

Redemption Period Explained

This is the part that trips up new investors. When you win a SC tax sale, you don't immediately own free-and-clear property.

During the 12-month redemption period:

• The former owner can pay back taxes + interest to reclaim the property
• You cannot occupy, rent, or develop the property
• You're essentially holding a position, waiting to see if they redeem

Reality check: In my experience, a significant percentage of properties are redeemed. This isn't necessarily bad - you still earn the interest rate. But don't go into SC tax sales expecting to acquire properties easily.

Finding Tax Sales by County

Each of SC's 46 counties runs its own tax sale. Here's how to find them:

County Tax Collector Websites

Start with the county's tax collector or delinquent tax office. Most publish upcoming sale dates and property lists online.

Online Auction Platforms

Several SC counties use online platforms:

• GovEase - Used by multiple SC counties
• RealAuction - Another platform some counties use

Major County Resources

Here are some of the larger counties:

• Charleston County - One of the largest, competitive auctions
• Greenville County - Large inventory, mix of properties
• Richland County - Columbia area, regular sales
• Horry County - Myrtle Beach area, tourist properties

Due Diligence Process

This is where most people fail. Never bid on a property without research.

Property Research Checklist

• Property type and size - Is this buildable land? A house? A sliver lot?
• Location assessment - Drive by if possible, or use Google Street View
• Comparable values - What are similar properties selling for?
• Tax assessment - Check the county's assessed value
• Zoning - What can actually be built or done here?

Title Research

• Other liens - IRS liens, HOA liens can survive tax sales
• Environmental issues - Especially for commercial properties
• Access - Does the property have legal road access?

Tools I Use

For property research, I typically use:

• County GIS maps (free)
• QPublic for property records
• PropStream for deeper research (paid)
• Google Maps/Street View

Auction Day Tips

From attending multiple SC auctions, here's what I've learned:

In-Person Auctions

• Arrive early to register and get comfortable
• Bring acceptable payment (usually cashier's check or cash)
• Set your max bid beforehand and stick to it
• Watch a few properties sell before bidding to understand the pace

Online Auctions

• Register well in advance - some require deposit
• Test the platform before auction day
• Have backup internet ready
• Understand the bidding increments and timing

Bidding Strategy

Don't get caught up in auction fever. Know your numbers before you start, and be willing to walk away. There's always another auction.

After You Win a Bid

Immediate Steps

1. Pay for your winning bid per county requirements
2. Receive your tax deed
3. Record the deed with the county (some counties do this for you)

During Redemption Period

• Wait. You cannot take possession.
• Monitor whether current taxes are being paid
• Consider title insurance options for after redemption period

If Property Is Not Redeemed

• Pursue quiet title action to clear title
• Budget $1,500-3,000+ for attorney fees
• This process takes several months
• Once complete, you have marketable title

Frequently Asked Questions

Is South Carolina a tax lien or tax deed state?

South Carolina is a tax deed state. When you win a tax sale auction, you're purchasing the deed to the property, not a lien certificate. However, the original owner has a 12-month redemption period to pay back taxes and reclaim the property.

What is the redemption period in South Carolina?

South Carolina has a 12-month redemption period. The former owner can redeem the property by paying the delinquent taxes plus interest (typically 3-12% depending on the county) within one year of the sale.

When are tax sales held in South Carolina?

Tax sales in South Carolina are typically held between October and December, though exact dates vary by county. Each of South Carolina's 46 counties conducts its own tax sale, so schedules differ.

How much money do you need to start?

Starting capital varies widely. Properties can sell for as little as a few hundred dollars (usually vacant land with issues) to tens of thousands. A realistic starting budget for meaningful opportunities is $2,000-$10,000, though you can start smaller with careful property selection.

Can I inspect properties before the auction?

You can view properties from public roads and rights-of-way, but you cannot enter private property without permission. Use county GIS maps and Google Street View for additional research.

Next Steps

If you're serious about SC tax sales:

1. Start researching your local county's tax sale process
2. Attend an auction as an observer first
3. Build your due diligence checklist
4. Start with smaller properties to learn the process