Buying a home in Charleston can be a bit intimidating at first. Signing on the dotted line, making the commitment… all of these things run through a buyers mind. To the seasoned veteran, it is a walk in the park. If you think about it in steps, it is really quite simple, and really one of the smartest things you can do to begin a path of financial security in life. 

1. Get Pre-Approved: The first step if you want to buy a home in Charleston is to call a local lender. You will want to discuss your financial situation, tell them how much you make, your current debt-load and how much you are comfortable spending on a monthly basis.  Taking it a step further and meeting with the lender to get approved will increase your negotiating power and will essentially allow you to handle . 

2.  Find a Home You Like and Make an Offer - I know this is very obvious, and there are several parts of this process that can be expanded upon, but for now, let's assume you have done this already and understand all aspects. 

3. Wait for a Response: This usually happens very quickly. The seller may accept or reject your proposal. Please remember that a counter offer is a form of rejection and it is all part of the process when buyers buy a home in Charleston. If this happens, your options are to accept or reject their proposal.

4. Now You Have a Deal – Contract Ratification: All details have been accepted by all parties and now there are several things to begin working on, sometimes simultaneously. This is where we are experts in helping our clients buy a home in Charleston.

5. Hire a Home Inspector: This is always a good idea, even if the house is brand new. Make sure the inspector is qualified and even consider having specialists come in to check the plumbing (a licensed plumber) or the HVAC. (This will further insure the investment is sound and that all of the pieces and parts are working as they should.) Whether you want to buy a home in Charleston, a condominium or a duplex, an inspection is a crucial step. If you find deficiencies, you will propose a list to the seller for completion of the repairs prior to closing. Again, the seller may accept or reject your repair list, in which case you may accept or reject the property.

6. Communicate with the Lender: A big part of of the process to buy a home in Charleston is to work closely with your lender. They may need additional information, a check to pay for the appraisal, a check to run a credit report. The main thing to remember is that whatever the lender says they need, do it quickly, as they are the ones lending the money and will ultimately determine if you will be able to buy a home in Charleston. If you do not do what they say, it will cause delays and some cases possible fall throughs. 

7. Hire an Attorney: Their job is to not only communicate with the lender, but to make sure all of the paperwork details are handled and that the property is free from liens. We will go to their office to close. They do not require any money down, and will be paid out of closing. They charge approximately $350-$400. The process to buy a home in Charleston is fairly simple when working with a good real estate attorney. (Keep in mind... only use a real estate attorney when buying a home in Charleston).

8. Obtain Insurance: If you want to buy a home in Charleston you must consider this very important step…Obtaining insurance.  Calling your auto carrier is a good first step. Make sure to tell them you are buying a home in Charleston and who the closing attorney is so they can provide proof of insurance to the attorney by closing. Remember, no insurance usually results in no closing. When asked how much coverage you want, tell them the price of the house and they will guide you through how much coverage is usually necessary. Remember, you do not need to insure the cost of the land, because the land cannot burn down, or get wiped out in a hurricane. While on the subject of hurricanes, make sure when purchasing in the summertime especially to do it quickly and early on in the transaction. This is really important because if there is a named storm off of our coast (and do not get scared, because this does not happen too frequently) it will be difficult to obtain a policy and ultimately buy a home in Charleston because many companies will not write policies when storms are brewing.

9. The Walk Through: Once all of the details have been handled, it is important to do a property walk through at closing. Usually within 24 hours of the closing, this will allow us to make sure the seller left the property nice and clean. In SC, broom swept clean is standard, but most people will make sure they leave it for you in good condition. If not, this is cause for a delay, but it does not happen frequently. Buy a home in Charleston and make sure to do a walk through. Again, this is a stress free process, and the walk through is one of the most exciting aspects of purchasing a home.

10. Finally, We Close: This is where all of the details come together. We will meet at the attorney’s office and he will guide you through the process. The seller will be there, and this usually takes about an hour. If you are required to bring money to closing, you will need to bring a certified check made payable to the attorney’s firm. We will go over the HUD statement, which explains all of the financial details, how much money you will be spending and how much the seller will make. When beginning the process of buying a home in Charleston your lender will provide a truth in lending disclosure form. Make sure to hold on to this and bring it with you, so you can compare the costs they originally estimated.

11. Don’t Forget, the 4% Owner Occupied Tax Reduction: In two or three weeks, you will want to go down to the tax records office and apply for the 4% tax reduction. This is important, as it will affect your monthly payment. This will be explained further at the closing.

As you can see, buying a home in Charleston is a fairly straight-forward process if you thing about it in steps. We would of course love to help you and your friends purchase property. If you know of anyone that might need our assistance in navigating the process personally, or if we can help you in your quest to buy a home in Charleston, please feel free to call us or fill out the form below.

Nat Wallen’s marketing campaign sells homes.

Thank You Charleston!

"I did not know there was a contest, so when Charleston City Paper readers voted me as their favorite Realtor, it was really nice. Charleston is a beautiful place, but the people here are what make living here so great!" - Nat Wallen

The Carolina One™ Sign

Every aspect of what makes a sale successful has been carefully dissected for your benefit. Even down to what colors are most memorable and recognizable together on the Carolina One Real Estate sign.

Drone Photography

Luxury properties and large tracts of land need to be viewed from a different perspective to attract a buyer. Standing out to buyers on the web is critical, and drones can make that happen in the right situation.

Luxury Portfolio Program

Carolina One sells more homes over $1,000,000 than any other company in Charleston. Our Luxury Portfolio Program includes high quality peripherals, professional photography and an international marketing reach including the Wall Street Journal, and our Luxury Homes magazine.

Coming Soon Program

With nearly 1000 agents, I will share your homes as a "coming soon" offering in our private Facebook group. Your home will be exposed to all of the buyers Carolina One agents are working with and will sell your home faster, and for more money... and this may even happen before it is placed on the market.

A Secure Lockbox

The latest technology is utilized to ensure your home is easily accessible and completely secure. You can rest assured that your home will only be accessed by licensed SC Realtors, on your time frame, and on your specific terms.

Showing Appointments

Handling the day-to-day showing appointments is an integral part of the sales process. Nat is able to efficiently arrange showings designed to follow the guidelines that you determine.

High-Quality Photography

Quality photography plays an important role in attracting a buyer for your home. By taking the time to determine the best angle, time of day and what photos to include in your marketing campaign, Nat’s photography speaks volumes.

A Professional Description

Careful attention to details will ensure your home is described and presented in the best light possible. By describing your home accurately and positively, Nat will work with YOU as the seller to craft the best feature and benefit list possible.

Carolina One™ Marketing

Your home sale will benefit with the Carolina One team at work. Through a variety of different mediums, the fully staffed marketing department works to expose your home to all buyers coming into the Charleston area.

The Caravan Tour

Nat Wallen will arrange a Carolina One agent tour of your home. Agents will become familiar with what your home offers by seeing it in person, and can share this information with their clients. In addition, agent feedback provides insightful opinions on the asking price and what will aid in the process.

The “Now Showing” System

Using Carolina One’s exclusive “Now Showing System,” Nat will proactively contact agents currently looking for a home like yours. This proprietary software system will locate agents currently working with buyers that fit the price range and area for your home.

Office Notifications

Carolina One has several offices in the Charleston area. With quality materials and a strong network of active Realtors selling homes each day in your neighborhood, your home sale will benefit with the strength of Carolina One’s agents working together.

Free Home Warranty

An American Home Shield home warranty will be placed on your property at no cost to you. This coverage is provided to you while your home is listed with Nat Wallen of Carolina One Real Estate.

Multiple Listing Service

Nat Wallen takes great care to provide an engaging description and high-quality photography to share your home’s features with all Charleston area buyers.

Buyer E-mail Notifications

With Nat’s knowledge of how to push the MLS features to their full capabilities, each day as buyers come into the market looking for a home like yours, they will receive an e-mail from their agent letting them know it is for sale and ready to be shown.

With over 80,000 visitors each month, Carolina One’s professional website allows your home’s quality photos, detailed description and availability to be shared with incoming buyers to the area on a local, national and global scale.

Relocation Notifications

Leading Real Estate Companies of the World will be notified of your home’s availability for sale. Composed of 550 firms, 4,600 offices and 140,000 sales associates in over 30 countries, this group of successful real estate agencies send referrals daily.

Mass Realtor Syndication is a heavily used Charleston real estate website. In addition to reaching hundreds of buyers visiting each day, your home will be syndicated to over 3,000 Realtor websites.

Multiple Websites

Your property will be listed on,, Google,,,,,,,,,,,,,, etc.

Social Networking

Your home will be shared through various social networking portals. Nat controls several Facebook pages and groups. Your property will be shared on pages like “Charleston, SC” - “Fans of Charleston” - “Fans of MUSC” - “Mt. Pleasant SC”- “The Nat Wallen Team” - ”Nat Wallen Real Estate” and “The Best of Charleston.”

Sell your home with the market leader.

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