Upstate SC Homebuyer Playbook: From Pre-Approval to Keys in 9 Steps

At a Glance: Timeline & Costs

• Typical timeline: 30–45 days from contract to close (cash can be quicker)

• Cash to close (estimate): Down payment + ~2–3% closing costs (lender, appraisal, attorney/title, prepaid taxes/insurance)

• Common inspections: General home, HVAC, termite/CL-100, septic/well (if applicable), radon (optional)

Note: In South Carolina, closings are typically handled by a real-estate attorney.

1) Get Pre-Approved (Not Just Pre-Qualified)

• Lock in your budget and strengthen your offer.

• Bring: last 2 pay stubs, 2 months of bank statements, 2 years W-2s/tax returns, ID.

• Ask your lender about: VA/USDA/FHA vs conventional, rate options, and down-payment assistance.

Pro tip: A full underwriting pre-approval can help you compete.

2) Define “Must-Haves” vs “Nice-to-Haves”

• Prioritize location (commute, schools, lifestyle), beds/baths, lot size, HOA, and monthly payment comfort.

• Decide on “move-in ready” vs “light projects.”

3) Start Touring—Smart & Efficient

• I’ll filter listings that match your criteria and flag red flags you might miss online.

• We’ll discuss resale factors (layout, light, noise, parking, utilities, age of systems).

4) Craft a Winning Offer

• Price strategy informed by comps + days on market.

• Terms that matter: earnest money, due-diligence period, closing date, and any seller concessions.

• In competitive situations we can consider: tight timelines, cleaner contingencies, or a lender call to the listing agent to verify strength.

5) Due Diligence & Inspections

• Typical choices: general home, HVAC, termite/CL-100, roof, foundation; septic/well if present.

• We’ll review results and negotiate repairs or credits as appropriate.

6) Appraisal & Loan Finalization

• Lender orders appraisal; if value comes in low, we’ll discuss options (renegotiate, bring difference, or contest with comps).

• Keep documents handy and avoid major credit changes (new loans, big purchases).

7) Insurance, Utilities & HOA Docs

• Shop homeowners insurance; ask about bundle/multi-policy discounts.

• Review HOA covenants, rules, fees, and any transfer/approval timelines.

• If in a potential flood area, we’ll check maps and discuss elevation certificates/insurance.

8) Attorney & Title

• In SC, the closing attorney coordinates title search, lender instructions, and closing documents.

• Consider an owner’s title policy (lender’s policy is typically required by the lender).

9) Final Walk-Through & Closing Day

• Verify agreed repairs, property condition, and included items.

• Bring a valid ID; wire funds per verified instructions (always confirm with the attorney to avoid wire fraud).

• Get the keys—welcome home!

What Will I Pay Monthly?

PITI = Principal + Interest + Taxes + Insurance (+ HOA if applicable).
We’ll model this payment on specific homes so you know the real number before you offer.

FAQs

Can I buy with $0 down?
Yes—VA and USDA can be zero down if you qualify. FHA starts at 3.5%; many conventional loans start at 3–5%.

How much earnest money is typical?
Often around 1% of price (varies by property and market). It’s credited back to you at closing.

Can I ask the seller to help with closing costs?
Yes—seller concessions are negotiable and depend on loan type and market conditions.

New construction or resale?
New builds offer warranties and efficiency; resale can mean established neighborhoods and mature landscaping. We’ll compare total cost of ownership.

Ready to Get Started?

If you’re planning a move in the next 3–6 months, the best first step is a 15-minute planning call. We’ll clarify budget, neighborhoods, and a winning offer plan—no pressure.

Call/Text: 864-275-7878
Book online: willmorenz.com
Service areas: Simpsonville • Greenville • Anderson • Spartanburg • Upstate SC