The Transfer Fee Nobody Budgets For
Del Webb Nexton charges a transfer fee of 0.5% of the purchase price at resale, paid by the seller at closing. On a $550K sale: $2,750. On a $700K sale: $3,500. On a $900K sale: $4,500. If you are planning to own for 5–7 years and then sell, this is a real cost that should be in your net proceeds calculation from day one, not discovered when you review the closing statement. It is not negotiable — it is written into the CC&Rs.
Monthly Carrying Cost — $550K Home, 65+ Buyer
| Item | Monthly | Annual | Notes |
|---|---|---|---|
| HOA | ~$250 | ~$3,000 | Does not cover individual lawn care |
| Property tax (Dorchester ~0.67%, homestead applied) | ~$279 | ~$3,351 | 65+, first $50K FMV exempt |
| Homeowners insurance | ~$180 | ~$2,160 | Verify current SC rates |
| Lawn care (owner responsibility) | ~$100 | ~$1,200 | Not in HOA — budget separately |
| Total monthly | ~$809 | ~$9,711 | Pre-mortgage |
Dorchester County Tax — What the 4% Rate and Homestead Actually Do
South Carolina assesses primary residences at 4% of fair market value, not 6% like investment properties. Act 388 eliminates the school district operating tax for legal residences. Together these produce Dorchester County's ~0.67% effective rate for owner-occupied homes. At 65+, the additional $50,000 FMV senior homestead exemption (filed once with the Dorchester County Auditor, no annual renewal) reduces the taxable base further.
| Home Value | Annual Tax (Under 65) | Annual Tax (65+, Homestead) | Monthly (65+) |
|---|---|---|---|
| $450,000 | ~$3,015 | ~$2,681 | ~$223 |
| $550,000 | ~$3,685 | ~$3,351 | ~$279 |
| $700,000 | ~$4,690 | ~$4,356 | ~$363 |
| $850,000 | ~$5,695 | ~$5,361 | ~$447 |
10-Year Ownership Projection — $550K Home, 65+ Buyer
| Cost Item | 10-Year Total | Assumptions |
|---|---|---|
| HOA (3% annual increase) | ~$34,200 | From $250/mo base |
| Property tax | ~$33,510 | ~$3,351/yr, 65+, homestead |
| Homeowners insurance | ~$21,600 | ~$2,160/yr |
| Lawn care | ~$12,000 | ~$100/mo |
| Maintenance reserve | ~$11,000 | ~1% purchase price/yr |
| Total non-mortgage 10-year cost | ~$112,310 |
Add the transfer fee at resale (~$2,750–$4,500 depending on sale price) to the 10-year total when modeling your net proceeds. At a $650K resale price after 10 years, you owe $3,250 at closing before agent commissions.
Want the Numbers for a Specific Listing?
An agent can pull the current tax record, confirm the capital contribution amount, and pull the HOA reserve study for any home you are evaluating.
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