South Carolina Property Taxes

Savvy buyers relocating to the Lowcountry often find that South Carolina’s favorable tax environment increases their purchasing power and enhances long-term value. Filing for the correct classification early ensures maximum savings while enjoying the unmatched lifestyle of Hilton Head, Bluffton, Beaufort, and Coastal Georgia.

In South Carolina, property taxes are among the lowest in the nation, but the rate you pay depends heavily on how the property is classified. There are two primary assessment ratios—primary residence (owner-occupied) and non-primary residence (second home or investment property)—and understanding the distinction is critical for both buyers and sellers.

Tax rates can fluctuate from year to year and are based on fair market value as determined by the Assessor’s office. When a property is sold, the county considers this an “Assessable Transfer of Interest”. An Assessable Transfer of Interest (ATI) is a transfer of an existing interest in real property that subjects the property to appraisal. The date of the appraisal is December 31st of the year of transfer and represents the fair market value for property tax purposes the following December 31st. Some examples are: Conveyance by deed, by land contract, conveyance to a trust, distribution from a trust or under a will. 

Therefore, if you are curious as to what your tax rate may be on a subject property, we suggest visiting the county Tax Assessor’s website to estimate future taxes based on your purchase price. Beaufort County Tax Calculator

In South Carolina, there is a reassessment of all real property every 5 years to determine fair market value. The last one in Beaufort County was completed in 2023.

Primary Residence (4% Assessment Ratio)

If the home is your legal primary residence, it qualifies for a 4% assessment ratio. This classification applies to only one property per household and must be formally applied for through the county assessor’s office after closing.

What items are required  to qualify (if married, are needed from both:
•Copy of your South Carolina vehicle(s) registration                                                 
•Copy of your South Carolina driver's license or identification card
•Copy of owner-occupant's most recently filed South Carolina Income tax return or copy of SSA-1099 - Social Security Benefit Statement
•Copy of your trust agreement if property is held in a trust

•If MILITARY provide:
    1. Copy of PCS Orders and Military/ Spouse ID
              2. Copy of current Leave and Earnings Statement (LES)
    3. Copy of Military ID for members AND their spouses

Highlights:

• Exempts you from paying school operating taxes (a significant savings).

• Cannot be rented for more than 72 days per calendar year.

• Requires South Carolina driver’s license, vehicle registration, and voter registration at that address.

Example:
A $1,000,000 home in Beaufort County taxed at the 4% ratio would be assessed at $40,000.
If the combined millage rate is approximately 250 mills (0.25), estimated annual taxes are around $10,000. Note- there will also be a credit against school taxes (typically 120 mills, so in this case, your net taxes would actually be around $5,000.

Non-Primary Residence (6% Assessment Ratio)

Second homes, vacation properties, and investment or rental properties are assessed at 6% of market value. This category includes most short-term rental properties (Airbnb, VRBO, etc.).

Example:
That same $1,000,000 home assessed at 6% equals $60,000, and with a 250-mill rate, property taxes would be roughly $15,000 annually.

Local Millage Rates: Beaufort vs. Jasper County

Millage rates vary by district, town, and school zone. Both counties update rates annually.

(1 mill = $1 in tax per $1,000 of assessed value.)

Key Exemptions & Local Considerations

• Homestead Exemption: For homeowners 65+, disabled, or legally blind—the first $50,000 of market value is exempt from taxation.

• Agricultural Use: Farmland or timber tracts used for bona fide agricultural purposes may qualify for drastically reduced assessments.

• Disabled Veterans- A South Carolina military Veteran who is totally and permanently disabled may immediately claim a Property Tax exemption on real estate the Veteran owns beginning with the year in which the disability occurs. Surviving spouses of disabled Veterans can immediately claim the exemption in the same manner as the Veteran, regardless of whether the disabled veteran applied for or claimed the exemption.

• Legal Residence Application Deadline: File for the 4% exemption by January 15 of the year following purchase.

Bottom Line

• Most primary residents in Beaufort and Jasper Counties pay an effective rate of approximately 0.45%–0.55% of market value, well below the national average of 1.1%.

• Second homes and investment properties average 0.7%–0.9% of market value, still notably lower than rates in Georgia, Florida, or the Northeast.