People ask me all the time what it is really like to move to Charleston. I love that question, because I love this place, and I want you to love it too. But a move is one of the largest financial decisions in your life, and you deserve honest numbers before you make it.
So here is what I would tell you if we were sitting across the table. I have kept this to facts I can point to, and I have linked the source for each one so you can check it yourself.
Charleston is growing, and you will feel it
Charleston County had an estimated 436,200 people on July 1, 2025. That is up 6.8% since April 2020, according to the U.S. Census Bureau.
If you want the bigger picture, I wrote about how many people live in the Greater Charleston area.
What housing costs
The Census Bureau’s most recent five-year survey (2020 to 2024) gives these figures for Charleston County:
Source: U.S. Census Bureau QuickFacts, Charleston County, 2020 to 2024.
Please read those the right way. They are survey numbers that cover every home in the county over five years. They are not today’s sale prices, and prices are very different from one area to the next. Downtown is not Summerville, and Mount Pleasant is not Moncks Corner. That is why we built a page for each area we serve, and why I would rather talk through your budget with you than hand you one number.
Property taxes: one form can make a big difference
This is the one I most want newcomers to know about, because it is easy to miss.
In South Carolina, your primary residence is assessed at 4% if you qualify. A second home or other real property is assessed at 6%, according to the South Carolina Department of Revenue.
There is also a Homestead Exemption. It takes the first $50,000 off the fair market value of your legal residence for property tax purposes if you are 65 or older, totally and permanently disabled, or legally blind. The county lists the other conditions, including one year of South Carolina residency. The Department of Revenue also notes that the State temporarily authorized an additional Homestead Exemption for certain qualifying recipients for tax year 2026, and that your county auditor decides whether it applies to you. See the Department of Revenue’s exemptions page.
Income tax and sales tax
South Carolina changed its income tax in 2026. For tax year 2026, the rate is 1.99% on taxable income under $30,000. For taxable income of $30,000 or more, the tax is 5.21% of taxable income minus $966. That comes from the Department of Revenue and its Information Letter #26-20. The same law changed several deductions, so please talk with a tax professional about your own situation.
The statewide sales tax rate is 6%, and counties add local taxes on top. Here are the total rates the Department of Revenue lists for our three counties, effective May 1, 2026:
Source: South Carolina Department of Revenue, Sales and Use Tax. Check the Department’s chart for the rate at your exact address.
Flood zones and flood insurance
We live with water here. It is part of what makes Charleston beautiful, and it is something to understand before you buy.
- Homeowners insurance usually does not cover flooding. FEMA says, “Most homeowners insurance does not cover flood damage.” The South Carolina Department of Insurance says the same and notes that a homeowner would generally need a flood insurance policy for that protection.
- Sometimes flood insurance is required. FEMA says homes in high-risk flood areas with mortgages from government-backed lenders are required to have it.
- High-risk zones start with A or V on FEMA flood maps.
- Being outside a high-risk zone does not mean no risk. FEMA reports that from 2014 to 2024, nearly one-third of National Flood Insurance Program claims came from outside high-risk flood areas.
- Do not wait until a storm is coming. FEMA says there is typically a 30-day waiting period before a new National Flood Insurance Program policy takes effect, with exceptions such as coverage a lender requires.
Sources: FEMA, Flood Insurance; FloodSmart, What Is My Flood Risk; South Carolina Department of Insurance FAQ.
You can look up any address yourself at the FEMA Flood Map Service Center, which FEMA calls the official public source for flood hazard information. Inside the City of Charleston, the floodplain office will provide a Flood Hazard Information Letter for a property. Their contact information is on the city’s Know Your Flood Zone page.
We are glad to look up the flood zone with you on any home you are considering, and I would encourage you to get a flood insurance quote before you make an offer. It is a very important number, and it is very important to know it early.
Hurricanes and homeowners insurance
The Atlantic hurricane season runs from June 1 to November 30, and the National Hurricane Center notes that storms sometimes form before and after those dates.
South Carolina announces coastal evacuations by predesignated zones. You can enter your address and find your zone on the state’s Know Your Zone page. I would do that the week you move in.
On homeowners insurance, the South Carolina Department of Insurance says the type and amount of your deductible varies by company, and that some companies offer a deductible that applies only to wind or hail losses. So ask every company you get a quote from how wind and hail are handled. Get that quote early, the same way you would the flood quote.
Traffic and commutes
The average travel time to work in Charleston County is 25.1 minutes, according to the Census Bureau (2020 to 2024).
An average only tells you so much. Charleston is built around rivers and a harbor, so many drives cross a bridge. I wrote about the best known one, the Ravenel Bridge. My advice is simple. Before you fall in love with a house, drive from it to your work at the time you would really be driving. We are happy to help you plan that.
Your first 45 days: license and car
The South Carolina DMV gives new residents two deadlines, and they are the same number.
- Driver’s license: if you permanently move here with a valid license from another state, you must apply for a South Carolina license within 45 days of moving. You turn in your old license when you get the new one.
- Vehicle: you have 45 days to transfer your vehicle registration to South Carolina.
- Pay the county first. You contact your county auditor, a property tax bill is created for the vehicle, and you must pay it to the county treasurer before the DMV will register the vehicle. Bring the original paid receipt.
- Plan for the fee. The DMV says you will pay $305 for a regular passenger vehicle. That includes a $250 Infrastructure Maintenance Fee, a $15 title fee and a $40 registration and plate fee. It does not include the property tax.
Sources: SCDMV, Moving to SC (licenses); SCDMV, Moving to SC (vehicles).
Quick answers
How long do I have to get a South Carolina driver’s license after moving?
45 days from the day you permanently move, according to the South Carolina DMV.
Do I need flood insurance in Charleston?
It is required if your home is in a high-risk flood area and your mortgage is from a government-backed lender, according to FEMA. Outside those areas it is optional, but FEMA reports that nearly one-third of flood insurance claims from 2014 to 2024 came from outside high-risk areas.
What is the property tax rate on a primary home in South Carolina?
A primary residence is assessed at 4% if you qualify and apply. A second home or other real property is assessed at 6%.
What is the sales tax in Charleston?
The total rate in Charleston County is 9%, effective May 1, 2026. Berkeley County is 9% and Dorchester County is 7%.
When is hurricane season in Charleston?
June 1 to November 30.
We would love to help you make the move
I hope this gives you a clear and honest picture. Moving your family is very personal, and nobody should have to figure it out alone. Our team serves the whole Tri-County area, from Moncks Corner to Johns Island to Summerville, and we will always put your needs first.
Thinking about moving to the Charleston area?
We just love what we do here, and we would love to work with you.
Every figure in this article was checked against the official source on November 10, 2026. This article is general information, not tax, legal or insurance advice. Rules and rates change, so please confirm the details with the agencies linked here or with a licensed professional.
Sources
- U.S. Census Bureau, QuickFacts: Charleston County, South Carolina
- South Carolina Department of Revenue, Property Tax Manual, Chapter 5 (September 2025)
- Charleston County, Tax Exemptions
- South Carolina Department of Revenue, Property Tax Exemptions
- South Carolina Department of Revenue, Individual Income Tax
- South Carolina Department of Revenue, SC Information Letter #26-20 (August 31, 2026)
- South Carolina Department of Revenue, Sales and Use Tax
- FEMA, Flood Insurance (last updated October 20, 2026)
- FloodSmart, What Is My Flood Risk
- FEMA Flood Map Service Center
- City of Charleston, Know Your Flood Zone
- South Carolina Department of Insurance, Frequently Asked Questions
- National Hurricane Center, Tropical Cyclone Climatology
- South Carolina Emergency Management Division, Know Your Zone
- South Carolina DMV, Moving to SC (driver services)
- South Carolina DMV, Moving to SC (vehicle owners)
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