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South Carolina’s Real Estate Commission does not publish a general residential purchase-and-sale form. If an agent or broker is handling the transaction, use the current contract and addenda approved for use by that brokerage. If no agent is involved, have a licensed South Carolina real-estate attorney prepare or review the agreement before anyone signs. A signed agreement can be binding, and attorney supervision at closing is not a substitute for reviewing the deal before acceptance. Choose your situation:
Ask your licensee for the current firm-approved offer or purchase contract, applicable addenda, brokerage-relationship acknowledgements, and seller-disclosure packet. These are brokerage documents—not a state-approved PSA.
See the agent-assisted pathSouth Carolina does not provide a public government PSA blank. Engage a licensed South Carolina real-estate attorney before signing to prepare or review the agreement, contingencies, deadlines, and property-specific provisions.
See the FSBO contract optionsFor covered transfers of residential property with one to four dwelling units, the owner must furnish the completed Residential Property Condition Disclosure Statement on the Commission form unless an exclusion applies. The default rule is delivery before the purchaser and owner sign, although the contract may agree otherwise. Failure to furnish the form does not by itself void the agreement, create a title defect, or justify delaying closing—but knowing violations or knowingly false, incomplete, or misleading material information can support actual damages and court costs.
Download the official RPCDS PDFPublicLegal does not sell a South Carolina REALTORS® purchase-contract lookalike or label a brokerage form “state approved.” We explain where the real documents come from and link the free official seller-disclosure form.
South Carolina law and form access checked August 2026 · Sources include the South Carolina Real Estate Commission, S.C. Code Title 27 Chapter 50, S.C. Code §32-3-10, S.C. Code §40-57-135, State v. Buyers Service Co., Doe v. McMaster, and EPA lead materials
PublicLegal provides independent self-help guidance and links to official South Carolina sources. We do not sell or reproduce SCR purchase contracts.
Before anyone signs: confirm financing, inspection, appraisal, title, earnest-money, closing, repair, and default terms. For covered residential transfers, the seller’s Residential Property Condition Disclosure Statement is generally due before the purchaser and owner sign (unless the contract agrees otherwise or an exclusion applies). Coastal property and property subject to vacation rentals can require additional contract disclosures. A licensed South Carolina attorney must supervise the closing—ask whom that attorney represents.
Editorial summary based on the South Carolina Real Estate Commission public resources page (no state-approved residential PSA database beyond posted forms); the free Residential Property Condition Disclosure Statement PDF (effective 6/2023; updated 6/2025); S.C. Code Title 27, Chapter 50 (Residential Property Condition Disclosure Act), including §§27-50-20, 27-50-30, 27-50-40, 27-50-50, 27-50-60, 27-50-65, 27-50-80, and 27-50-90; S.C. Code §32-3-10 (statute of frauds); S.C. Code §40-57-135(A)(2) (broker-in-charge review and approval of firm contracts and disclosure documents); State v. Buyers Service Co., 292 S.C. 426, 357 S.E.2d 15 (1987), and Doe v. McMaster, 355 S.C. 306, 585 S.E.2d 773 (2003) (attorney supervision of residential real estate closings); the South Carolina REALTORS® member-login forms portal; and EPA lead materials. Confirm the current form version on the Commission website before use.
The purchase agreement creates the parties’ contractual obligations. The Residential Property Condition Disclosure Statement is a separate statutory seller-disclosure form for covered one-to-four-unit residential transfers. The deed transfers title later at closing. Do not treat a deed form as a substitute for the purchase contract.
South Carolina does not publish one free government residential purchase blank for ordinary resales. Brokered deals use firm-approved documents. Attorney-drafted or attorney-reviewed agreements are the safer path for FSBO and nonstandard deals. Industry member forms are not “official state” purchase contracts merely because they are common in the market.
South Carolina residential real estate closings are conducted under a licensed attorney’s supervision under Supreme Court unauthorized-practice decisions, including State v. Buyers Service Co. and Doe v. McMaster. Closing supervision covers key steps such as title work, document handling, the closing itself, and recordation. Ask whom the closing attorney represents—supervision does not automatically mean both sides received independent advice about the purchase contract before it was signed.
If a South Carolina real-estate licensee is handling your transaction, that professional typically supplies the current offer or purchase contract and related forms approved for routine use by the brokerage’s broker-in-charge. Under S.C. Code §40-57-135(A)(2), the BIC must review and approve listing agreements, agency agreements, offers, sale and purchase contracts, leases, options, contract addenda, and other contractual or disclosure documents routinely used by the firm. That is brokerage approval—not a statewide “state-approved PSA.”
Some brokerages use South Carolina REALTORS® forms when authorized. SCR’s public forms portal requires REALTOR® member login. Those are private industry forms—not free public government purchase blanks and not PublicLegal products. Ask which form and revision is being used, and read financing, inspection, earnest-money, title, possession, default, and repair provisions carefully before signing.
Licensees also use brokerage-relationship disclosure and agency documents posted or referenced through the Commission and firm practice. Separately, for covered residential transfers, the owner must complete the free Commission Residential Property Condition Disclosure Statement. PublicLegal does not host, sell, or reproduce SCR purchase contracts.
The South Carolina Real Estate Commission states that it does not maintain a database of state-approved transactional contracts beyond the limited forms on its resources page—and that page does not include a general residential purchase-and-sale blank. The SCR forms portal is member-restricted. Do not treat random internet blanks labeled “South Carolina” or scraped association PDFs as official public forms.
The safer FSBO path is a licensed South Carolina real-estate attorney who prepares or reviews the written agreement before anyone signs—covering price, description, earnest money, financing, inspections, title, closing, possession, defaults, and property-specific issues such as HOA documents, coastal setbacks, or vacation rentals. South Carolina’s statute of frauds generally requires a writing for contracts for the sale of land (S.C. Code §32-3-10).
Unrepresented sellers of covered residential property still own the statutory RPCDS duty unless an exclusion applies. Separately arrange for a licensed South Carolina attorney to supervise the closing. Closing supervision is not a substitute for reviewing the purchase contract before acceptance. PublicLegal does not sell a South Carolina purchase-contract substitute on this page.
The Residential Property Condition Disclosure Act (S.C. Code Title 27, Chapter 50) generally applies to transfers of residential real property consisting of at least one but not more than four dwelling units by sale or exchange, installment land sales contract, or lease with an option to purchase. Except for excluded transfers, the owner shall furnish a written disclosure statement that contains the language and is in the form promulgated by the Commission. The Commission posts the form for free downloading on its public website.
The owner shall deliver the disclosure form to the purchaser before a real estate contract is signed by the purchaser and owner, or as otherwise agreed in the real estate contract. Failure to provide the form does not void the agreement, create a defect in title, or present a valid reason to delay or otherwise interfere with the closing of a real estate transaction by a party including a closing attorney or lender. Other remedies under law may still be available.
If the owner later discovers a material inaccuracy or a later event makes the disclosure materially inaccurate, the owner shall promptly correct the inaccuracy by delivering a corrected disclosure statement or make reasonable repairs necessitated by the occurrence before closing. An owner who knowingly violates or fails to perform a duty under the article, or who discloses material information on the statement that the owner knows to be false, incomplete, or misleading, is liable for actual damages proximately caused to the purchaser and court costs; the court may award reasonable attorney fees to the prevailing party.
The article does not limit the purchaser’s obligation to inspect the physical condition of the property and improvements. Real estate licensees, whether listing or selling agents, have no duty under the article to inspect onsite or offsite conditions. Psychological-stigma facts have limited non-disclosure treatment, but intentional misrepresentation in response to a direct inquiry is not protected.
Section 27-50-30 excludes many transfers from the article, including certain court-ordered and foreclosure paths, fiduciary estate or trust transfers, co-owner transfers, lineal-family transfers, divorce-related transfers, tax sales, government transfers, the first sale of a dwelling never inhabited, public auction, residential-trust transfers, transfers where both parties agree in writing not to complete a disclosure statement, and certain vacation timeshare interests. An “as is” marketing phrase is not automatically the same as the written mutual exclusion. Federal lead rules still apply to most pre-1978 housing. Coastal property and vacation-rental situations can require additional contract disclosures beyond the RPCDS.
Key points to keep straight:
When in doubt about what must be disclosed for your facts, ask South Carolina counsel. Use the current official RPCDS and the actual signed contract.
We do not sell a South Carolina purchase-contract substitute. The official seller-disclosure form is free from the Commission. When you need a related PublicLegal product, these are optional and stage-specific—not replacements for the purchase agreement.
Use this as a practical sequence—not a substitute for advice on your facts.
Depending on the property and transaction, parties may also need to address:
Local practices differ across South Carolina markets. Use professionals and primary sources for your address—not a generic national packet.
In South Carolina, residential real estate closings are conducted under a licensed attorney’s supervision. South Carolina Supreme Court decisions—including State v. Buyers Service Co. and Doe v. McMaster—treat key steps of the residential real estate and mortgage-loan process as the practice of law, including title work, review of loan documents, the closing itself, and recordation under attorney supervision.
Ask whom the closing attorney represents. Attorney supervision of closing does not automatically mean both buyer and seller received independent advice about the purchase contract before it was signed. FSBO parties and anyone facing nonstandard terms should involve counsel early—before acceptance—not only at the closing table.
The purchase agreement creates the sale obligations. The deed conveys title at closing. PublicLegal’s South Carolina warranty and quitclaim deed products can help when you need conveyance forms, but a deed is not a substitute for the purchase agreement or for attorney-supervised closing. There is no live state deeds hub for South Carolina—use the specific warranty or quitclaim deed product pages as appropriate.
Independently verify wire instructions. Real-estate wire fraud is common.
That keeps this page honest: orientation and official-source links, not a substitute for brokerage forms or South Carolina legal advice.
The South Carolina Real Estate Commission states that it does not have a database of state-approved transactional contracts beyond the limited forms on its resources page. That page does not include a general residential purchase-and-sale blank. Brokered deals use firm-approved documents. PublicLegal does not sell an SCR lookalike.
The South Carolina REALTORS® forms portal requires REALTOR® member login. Nonmembers should not treat SCR forms as a public FSBO library.
For covered transfers, the owner shall deliver the completed Commission form before the purchaser and owner sign a real estate contract, or as otherwise agreed in the real estate contract.
Not by itself. Failure to provide the form does not void the agreement, create a title defect, or present a valid reason to delay closing under §27-50-50(B). Knowing violations or knowingly false, incomplete, or misleading material information can still create liability for actual damages and court costs.
A licensed South Carolina attorney must supervise the residential real estate closing under Supreme Court practice-of-law decisions. That is separate from whether an attorney prepared your purchase contract. FSBO parties should still have counsel review the agreement before signing.
No. The disclosure is based on the owner’s actual knowledge and options on the Commission form. Purchasers remain responsible for inspections under §27-50-80.
No. The purchase agreement creates the obligation to buy and sell. Title typically transfers later by deed at an attorney-supervised closing. A deed form is not a substitute for the purchase agreement.
PublicLegal provides self-help forms and information. This is not legal advice. Real estate purchase and disclosure rules vary by state and transaction. Confirm requirements for your property with a qualified professional when needed.