Buying a Mobile Home in South Carolina

Our goal here at Mobile Home Living is to share with you all you need to know about buying and living in a Mobile Home. So beginning last week  our weekly series began exploring each state. We kicked off with Buying a Mobile Home in West Virginia and this week we are taking a look at buying a mobile home in South Carolina.

Let’s Talk About South Carolina

According to Mobile Home Village, South Carolina is one of the original destinations for mobile homes. Recent statistics show that one out of five families in South Carolina live in a manufactured home, over 355,000 families (according to the Manufactured Home Institute of SC). It’s no wonder, between all the open space that is perfect for farming around the state and the coastline which is just right for couples and families! Mobile Home Village also has some interesting facts about Mobile Home Living in South Carolina:

  • The average price of a pre-owned home: $69,166
  • Average model year of a pre-owned home: 2006
  • The average square feet of a pre-owned home: 1540
  • Average sites in a manufactured home community: 126
  • The average year a community was developed: 1983
  • Number of age-restricted communities: 27
  • Number of all-age communities: 339
buying a mobile home in south carolina-state image 2

Buying a Mobile Home in South Carolina 

Finding the Right Dealer

The first step to a manufactured home purchase is finding a reputable dealer. Fortunately, the Manufactured Housing Institute of South Carolina offers a listing of all sellers who are licensed and bonded. This is a great place to start the buying process. They also include a region by region list of mobile home communities based on where you live (or where you want to live).

Titling Your New Mobile Home

Once you have purchased your manufactured home its time to get it titled. Just like titling a vehicle this can be a little bit of an overwhelming process. According to the South Carolina DMV be sure to have all the following when applying:

  • The manufacturer’s certificate of origin or the title from the previous owner
  • Identification to prove who you are
  • A completed Application for title
  • Any applicable lien information
  • Casual sales/use tax
  • A $15 title fee

In the state of South Carolina, there is a $300 cap to the sales tax you owe if you buy an energy efficient mobile home. All you will need is proof that the home is energy efficient (either with the insulation report or the invoice). If the home is not energy efficient, the sales tax is based on the purchase price.

Attaching Your Mobile Home to Land and Converting to Real Property

If you are attaching your mobile home to land, then you will want to de-title your mobile home. This process can only be done through the mail. You will need the following:

  • Stamped Manufactured Home Affidavit or the Retirement of Title Certificate You receive this document from your home’s county register of deeds or the clerk of court.
  • The home’s SC title
  • Lien release (if applicable) If the lien is not released on the title, an SC-licensed attorney may record a Satisfaction of Lien Affidavit in the county the home is located. If there’s a lien on the home when you plan to de-title it, you must file an affidavit with the county’s clerk of court.
  • Current paid property tax receipt If you do not owe property taxes, the SCDMV accepts a letter from the county treasurer that says you do not owe taxes.
  • $50 de-titling fee

Mail all of the above to:

SCDMV Titles and Registration PO Box 1498 Blythewood, SC 29016-0024

Once everything is submitted and approved, the SCDMV will send confirmation of the de-titling. Keep in mind, all mobile homes must first be titled, even if they are going to be placed on real estate at the time of purchase and you have 15 days from the date of purchase to apply for titling.

State Resources

Complaints and Law Information

Another helpful resource to have when purchasing and setting up your manufactured home is the South Carolina Manufactured Housing Board. If you run into any issues with the integrity of the home, or in the installation, there is a complaint procedure that begins with an online complaint form. Also, this is the place to look for specific laws regarding manufactured homes and any regulations that are in place. You can find their contact information below:

Roger K. Lowe, MCP CBO, Administrator
South Carolina Building Codes Council
SC Contractors’ Licensing Board
SC Manufactured Housing Board
South Carolina Department of Labor, Licensing, and Regulation
110 Centerview Drive
Columbia, SC 29211
PH: (803) 896-4682
FAX: (803) 896-4814

buying a mobile home in south carolina-state image

HUD Dispute Resolution Program

The HUD dispute resolution program for the state of South Carolina is administered federally rather than by the state itself. It’s important to remember the following:

  • The retailer, manufacturer, installer, HUD, or the State Administrative Agency was notified of alleged defect(s) within one year after the date the home was first installed.
  • The home was not reinstalled.

You can submit your request for review the following ways:

    • Online
    • Email:
    • Phone: 571-882-2928
    • Fax: 888-819-5191
    • Mail (preferably certified)
    ATTN: Manufactured Home Dispute Resolution Program 1676 International Drive Suite 501 McLean, Virginia, 22102

Zoning Laws

It’s also important to contact your local county zoning commission when purchasing a manufactured home in South Carolina. You want to be sure that your home meets all the requirements for the land it will be placed on and that you have all the necessary paperwork. The South Carolina Association of Counties has a listing of planning and zoning websites throughout the state. If your county isn’t listed contact your local assessor’s office and they will be able to direct you.

Mobile Home Living in South Carolina

Mobile Home Living is very popular in South Carolina. Fortunately, all manufactured homes are built to strict HUD standards, which means they are a budget-friendly choice for an area that could see strong winds and storms.

Related: Manufactured Home Facts Everyone Should Know.

Here are just a few of the impressive homes that we found available in the state of South Carolina (all of the images for Mobile Home Living in South Carolina were found on Zillow ).

buying a mobile home in south carolina-gorgeous exterior
There are so many different siding options available for manufactured homes.

Related: A Definitive Guide to Mobile Home Siding.

buying a mobile home in south carolina-home with addition
Great addition added to this manufactured home.
buying a mobile home in south carolina-home with attached garage
Love the way the garage looks like it has always been there with this manufactured home.
buying a mobile home in south carolina-home with screened in porch
Screened in porches are one of the most popular features of manufactured homes in South Carolina.

We hope you are enjoying this weekly series of Mobile Home Living across the United States. Be on the lookout for next weeks installment: buying a mobile home in Mississippi.

Thanks for reading Mobile Home Living!

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Kim Alley
Kim Alley

Kim Alley has been a part of Mobile Home Living since 2017 and has written over 300 articles for the site.


  1. Hi Stella,

    Titling would only be needed when you buy or sell a home or if you’ve lost the title. In WV, titles aren’t very important (they technically just prove that the home was permitted to be moved on a public highway) and or the home loan was paid off. Any other uses or needs would depend on your state.


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