What to Do With a Vacant Property in South Carolina

A vacant property might seem harmless — it's just sitting there, right? Wrong. Empty properties in South Carolina cost money every month, attract problems, and lose value over time. If you own a vacant house, lot, or land in SC, here's what you're dealing with and what to do about it.

The Hidden Costs of Vacant Property

Most vacant property owners underestimate the ongoing expenses:

• Property taxes: Whether you use the property or not, Richland, Lexington, and other SC counties still collect. A vacant lot in Columbia might cost $1,000-3,000/year in taxes alone.
• Insurance: Standard homeowner's insurance doesn't cover vacant properties. You need a vacant property policy, which costs 50-100% more than standard coverage. Without it, you're exposed to massive liability.
• Maintenance: Grass cutting, tree trimming, and general upkeep cost $200-500/month depending on lot size. Skip it, and you get code violation fines.
• Vandalism and squatters: Vacant properties attract break-ins, copper theft, illegal dumping, and squatters. In SC, removing squatters requires a formal eviction process that takes 30-60 days.
• Deterioration: Houses deteriorate much faster when vacant. No climate control means moisture damage, mold growth, and pest infestations. A house that sits empty for 2 years can need $20,000+ more in repairs than one that was occupied.
• Utility minimums: Even with no one living there, keeping water and electricity on (recommended to prevent pipe bursts and monitor security systems) costs $100-200/month.

Risks You Might Not Know About

Liability

If someone is injured on your vacant property — even a trespasser — you could be liable. Kids exploring an abandoned house, someone tripping on an uneven sidewalk, a homeless person starting a fire. Your vacant property insurance (if you have it) may not cover everything.

Municipal Action

Cities like Columbia, Greenville, and Charleston have vacant property registries that require registration and additional fees. Fail to maintain a vacant property, and the city can:

• Issue daily fines for code violations
• Place liens on the property
• Mow the lawn and bill you (at 3-5x market rate)
• Condemn the structure
• In extreme cases, demolish and lien for the cost

Tax Sale

Fall behind on property taxes in SC, and the county can sell your property at a tax sale after just one year of delinquency. The buyer pays your back taxes and gets a lien — and after 12 months, they can petition for ownership of your property.

Your Options

Option 1: Sell It (Best for Most Owners)

If you're not using the property and don't plan to, selling is almost always the smartest financial move. Every month you hold a vacant property, you're losing money.

Cash sale to an investor: Fastest option. Campos Property Solutions buys vacant houses and land throughout SC. We close in 7-30 days, pay all closing costs, and buy as-is. No need to clean up, repair, or worry about the condition.

List on market: If the property is in good condition and in a desirable area, listing can get you a higher price — but expect 3-12 months on the market for vacant properties (they show poorly without furniture and life).

Option 2: Rent It

If the property is habitable, renting generates income to cover your costs. But becoming a landlord has its own challenges — tenant screening, maintenance, legal compliance, and the risk of property damage. Consider a property management company (typical fee: 8-10% of rent).

Option 3: Develop or Improve

For vacant land in growing areas like Lexington, Blythewood, or Chapin, development may maximize value. But this requires significant capital, permits, and time. Not practical for most owners looking to exit.

Special Situations

Inherited Vacant Property

The most common scenario we see. A parent or grandparent passes away, the house sits empty while the family figures out what to do, and months turn into years. Meanwhile, the property deteriorates and costs pile up. The solution: sell quickly for cash and divide the proceeds among heirs.

Vacant After Foreclosure Notice

If you've moved out due to foreclosure proceedings, the property is still yours until the sale is finalized. You're still responsible for maintenance, taxes, and insurance. Selling before the foreclosure completes protects your credit and may put cash in your pocket.

Out-of-State Owner

Owning a vacant property in SC while living in another state is a management nightmare. You can't easily check on it, maintain it, or deal with issues. A cash sale eliminates the headache entirely.

Stop Losing Money on Your Vacant Property

Every month a property sits vacant in South Carolina, it costs you money and attracts risk. Call Campos Property Solutions at 803-307-4860 to get a cash offer on your vacant house, lot, or land. We'll close fast so you can stop the bleeding.