When Do Property Tax Bills Come Out in South Carolina? Key Dates and Deadlines
TL;DR
South Carolina assessment notices arrive during reassessment years, which occur every 5 years in each county. You have 90 days from the reassessment notice to file an appeal. Tax bills are mailed in October and due by January 15. South Carolina assesses owner-occupied homes at just 4% of market value, one of the lowest ratios in the nation. But with reassessments happening every 5 years, value jumps can be dramatic. If your county just reassessed and your value spiked, you have 90 days to appeal.
South Carolina Property Tax Calendar
| When | What Happens | Your Action |
|---|---|---|
| December 31 (prior year) | Assessment date | Values based on market as of this date |
| Reassessment year (varies by county) | Reassessment notices mailed | Review immediately |
| 90 days from notice | Appeal deadline | File with county assessor |
| October | Tax bills mailed | Review the bill |
| January 15 | Payment due | Pay (penalties begin after this date) |
South Carolina's 4% Assessment Ratio
South Carolina has one of the most favorable assessment ratios for homeowners in the country:
- Owner-occupied residential (legal residence): 4% of market value
- Other residential, commercial: 6% of market value
- Agricultural: 4% of use value
- Manufacturing: 10.5% of market value
This means a home worth $300,000 has an assessed value of just $12,000 for tax purposes. While the 4% ratio keeps the assessed value low, the tax rate (millage) applied to that value can be high, resulting in meaningful tax bills.
To find the implied market value from your assessment, divide by 0.04. If your assessed value is $16,000, the assessor thinks your home is worth $400,000.
South Carolina's 5-Year Reassessment Cycle
Each South Carolina county reassesses on a 5-year cycle. Different counties reassess in different years. Between reassessments, values stay the same unless the property changed (new construction, additions, demolition).
The 5-year gap means reassessment jumps can be significant. If home values in your area increased 40% over 5 years, your reassessment notice will reflect that entire increase at once.
The 15% Cap
South Carolina caps reassessment increases at 15% for properties that did not change hands during the reassessment cycle. If your reassessment would increase your value by more than 15%, the increase is phased in over the next cycle.
However, the cap resets when the property transfers. New owners start at the full current market value, which can mean a significant tax increase compared to the previous owner.
How to Appeal in South Carolina
- File with the county assessor within 90 days of the reassessment notice
- Informal review: The assessor reviews your evidence and may agree to adjust
- Board of Assessment Appeals: If the assessor denies your appeal, escalate to the county or state Board of Assessment Appeals
- Administrative Law Court: Further appeals go to the SC Administrative Law Court
South Carolina Exemptions
| Exemption | Benefit | Eligibility |
|---|---|---|
| Legal residence (homestead) | 4% assessment ratio (vs. 6% for non-owner-occupied) | Owner-occupied primary residence |
| Homestead Exemption (65+) | First $50,000 of fair market value exempt from property tax | Age 65+, disabled, or legally blind |
| Disabled veteran exemption | Full exemption on dwelling and up to 1 acre | Permanently and totally disabled veteran |
The senior/disabled homestead exemption ($50,000 off fair market value) is very valuable in South Carolina. At a 4% ratio, it exempts $2,000 of assessed value. Apply with the county auditor.
Frequently Asked Questions
When is my county's next reassessment?
Contact your county assessor's office or check the SC Department of Revenue website. Counties reassess on a 5-year rotation.
Why did my taxes jump when I bought my home?
The 15% reassessment cap does not apply to properties that changed hands. When you buy, the assessment resets to the current fair market value, removing any cap benefit the previous owner had.
What is the difference between "legal residence" and regular residential?
"Legal residence" is your primary, owner-occupied home. It gets the favorable 4% assessment ratio. Other residential properties (rentals, second homes) are assessed at 6%. File the legal residence application with the county assessor.
South Carolina: 90 Days From Your Reassessment Notice
Reassessment happens every 5 years. When it hits, values can jump significantly. PropertyTaxFight builds your evidence packet in minutes. $79 one-time. Get your evidence packet and appeal within 90 days.