What Is the Cost to Build a House in South Carolina?
Building your dream home in South Carolina is an exciting journey—one that gives you the freedom to design a space that perfectly fits your lifestyle. Whether you envision a lakefront retreat at Lake Wylie or a spacious estate in Fort Mill, South Carolina offers an ideal backdrop with its mild weather, low taxes, and welcoming communities. It’s no surprise that the 2024 National Movers Study ranked South Carolina as the third most popular state to move to in the U.S.
Beyond its Southern charm, building a house in South Carolina can be more affordable compared to other states. However, factors like lot location, home size, material selections, and labor costs all play a role in determining your final budget. Thoughtful planning ensures that your home is built the way you want without unexpected expenses along the way.
In this guide, we’ll break down the average cost to build a house in South Carolina, explore the biggest cost drivers, and share expert advice from local builders to help you make informed decisions and keep your project on track.
How Much Does It Cost to Build a House in South Carolina?
The average cost to build a house in upstate South Carolina in the Charlotte Metro area ranges from $175 to $400 per heated square foot, but for custom homes with luxury finishes, premium materials, and high-end home design costs can vary.
We typically figure our estimates using square footing under roof. This includes both heated and unheated spaces, such as garages and covered porches. We use a starting price of $175 per square foot under roof and adjust from there depending on customer selections.
Here’s how the home size impacts total cost:
| Home Size | Estimated Cost (Mid-Range) |
| 2,500 sq. ft | $500,000 – $650,000 |
| 4,000 sq. ft. | $800,000 – $1,000,000+ |
Several factors influence the final price of your new house, which we’ll explore below.
Key Factors That Impact the Cost to Build a House in South Carolina
Step 1: Location & Land Cost
Land prices in South Carolina vary based on proximity to cities, school districts, and lot features.
Rural areas offer more affordable land, ranging from
$5,000 to $15,000 per acre
Additionally, impact fees—one-time charges by local governments—can add thousands to your budget. For example:
Clover, SC School District: $4,000 impact fee
Fort Mill, SC School District: $18,000 impact fee
Step 2: Site Preparation & Land Development
Before construction starts, your lot must be cleared, leveled, and connected to utilities. Depending on the property’s condition, these costs typically range from $10,000 to $50,000.
Tree clearing & grading: $5,000 – $20,000
Utility connections (water, sewer, electricity): $10,000 – $30,000
Soil testing & foundation prep: Costs vary based on lot conditions
If your property requires a septic system instead of city sewer, expect an additional $10,000 to $25,000 expense.
Step 3: Home Size, Floor Plans & Materials
Larger homes generally reduce the cost per square foot, as fixed expenses (land development, permits) are spread over a bigger space. However, material selections play a significant role in the final cost of your new home.
Key Material Selections That Influence Pricing
Cabinetry & Countertops: Custom wood cabinetry and stone countertops significantly increase costs over standard builder-grade options.
Windows: Basic vinyl windows cost $15,000, while high-end aluminum-clad options range from $20,000 to $25,000
Flooring: Hardwood or tile flooring is more expensive than laminate or vinyl.
Sealed Crawl Spaces: Many homeowners in South Carolina opt for sealed crawl spaces to prevent moisture damage and improve energy efficiency
Step 4: Building Permits & Code Compliance
Every county has its own permit costs, typically ranging from $1,000 to $5,000 depending on the cost of the house to build. These fees cover:
Structural permits
Zoning approvals
Inspections
Working with experienced local builders ensures your home meets South Carolina’s building codes and avoids unexpected delays.
Ready to Build Your House in South Carolina? Get Started.
Call Us
Business Hours
Monday - Friday 8 AM–5 PM
Saturday - Sunday Closed
Contact Us
How Long Does It Take to Build a House in South Carolina?
| Phase | Estimated Cost (Mid-Range) |
| Permitting & Approvals | 1-2 months |
| Foundation & Framing | 2-4 months |
| Interior Finishes & Upgrades | 3-6 months |
| Final Inspections & Walkthroughs | 1 month |
Delays increase costs, particularly if you’re financing your home with a construction loan. “If we lose one day on the front end, it can cost us two days to recover,” says John Harding, explaining why strong project management is key
Tips for Building Your Home on Budget
1. Establish Priorities & Stick to Them
Work with your builder to separate must-have features from optional upgrades. Making informed decisions early prevents expensive last-minute changes.
2. Choose the Right Location
Building in Chester, York, or Rock Hill may offer better land value compared to high-demand areas like Fort Mill or Lake Wylie.
3. Work With an Experienced Custom Home Builder
The right builder will:
Provide transparent pricing and eliminate surprise costs.
Manage permits & inspections to avoid delays.
Offer expert guidance on floor plans and finishes.
Is Building a Home in South Carolina Worth It?
Why Choose Harding Custom Homes?
We provide a truly custom experience, working closely with you from home design to move-in day. Our commitment to excellence includes an 8-year structural warranty, proactive check-ins, and clear communication at every stage. When you choose Harding Custom Homes, you’re choosing a builder dedicated to making your vision a reality.
John Harding
John Harding, founder of Harding Custom Homes, is a retired Charlotte Fire Battalion Chief with 20+ years in luxury home construction. Leading a team of licensed contractors, he delivers one-of-a-kind custom homes built with precision, integrity, and uncompromising quality.
READY TO BUILD ON YOUR OWN LOT? TELL US ABOUT YOUR PROJECT.
Call Us
Business Hours
Monday - Friday 8 AM–5 PM
Saturday - Sunday Closed