Sell My Land in Union County SC - What Landowners Need to Know
Key Takeaways
- Union County's population has fallen from 28,961 in 2010 to 27,244 in 2020 to an estimated 26,678 in 2024, a loss of roughly 2,300 residents over 14 years, according to U.S. Census Bureau data — the continuation of a long post-textile decline
- South Carolina's deed recording fee is $1.85 per $500 of sale price, with a $1.30 state portion and $0.55 county portion, customarily paid by the seller, according to the SC Department of Revenue Deed Recording Fee Manual 2024
- Vacant and non-owner-occupied land is assessed at 6% of fair market value in South Carolina under SC Code § 12-43-220, compared to 4% for primary residences — making it a higher-cost category to hold
How Can You Sell Land in Union County South Carolina?
Selling land in Union County, South Carolina means navigating a process shaped by the state's attorney-supervised closing requirement, a deed recording fee that functions as a transfer tax, and a rural upstate economy built around pine and hardwood timber, cattle, and poultry. The county covers 515.44 square miles in the upper Piedmont, with the southern half falling inside the Sumter National Forest — land the federal government bought during the Great Depression after decades of cotton farming wore out the soil. Total agricultural product sales reached $21,662,000 in 2022, according to the USDA 2022 Census of Agriculture.
For landowners considering a sale, this guide covers the full tax picture for vacant parcels, how attorney-supervised closings work in South Carolina, how Union compares to its neighbors, and why timber, pasture, and absentee ownership define this shrinking upstate market. For a broader look at the state's rules, see our South Carolina land selling guide.
What Are the Tax and Carrying Costs of Holding Vacant Land in Union County?
South Carolina uses a tiered assessment ratio system under SC Code § 12-43-220. Owner-occupied primary residences are assessed at 4% of fair market value, while all other real property — including vacant land, investment parcels, and non-owner-occupied lots — is assessed at 6% of fair market value. This means a vacant parcel carries a 50% higher assessment ratio than a home the owner lives in.
Union County's effective property tax rate is approximately 0.69% of fair market value, according to tax-rates.org — modest in absolute terms, reflecting the county's low median values, but a recurring cost that compounds on land producing no income. The county's median property tax bill runs about $512 per year on a median-value home. As with every South Carolina county, the total bill depends on the combined millage of the county, school district, and any special fire or service districts layered onto a given parcel's location.
How Property Tax Bills Add Up for Vacant Land
For a vacant parcel assessed at $50,000 market value, the 6% assessment ratio produces an assessed value of $3,000. The annual tax bill is then the assessed value multiplied by the combined local millage rate. For larger holdings — 50 or 100 acres of pine ridge, pasture, or hardwood bottom at higher valuations — these costs compound year after year without generating any offsetting income.
South Carolina requires countywide reassessments every five years. Taxes are due by January 15 each year; unpaid taxes accrue penalties and can result in a tax sale. For absentee landowners — particularly those who have inherited timberland or old family tracts and now live out of state — monitoring due dates from a distance adds another layer of complexity.
If the land qualifies for agricultural use under SC Code § 12-43-232 (generally at least five acres actively farmed or producing timber), it may be taxed on its agricultural use value rather than fair market value, at the 4% ratio. Timberland held by individuals or family partnerships is eligible for this agricultural-use classification — a meaningful benefit in Union County, where woodland covers 27,636 of the 55,044 acres in farms, according to the USDA 2022 Census of Agriculture. Dormant vacant parcels that don't qualify remain at the 6% rate. Landowners should verify eligibility with the Union County Assessor (203 West Main Street, Union, SC 29379; 864-429-1650).
For more on how back taxes affect a land sale, see our guide on selling land with back taxes.
What Closing and Zoning Requirements Apply to Land Sales in Union County?
South Carolina is an attorney-closing state. Under the precedent established in State v. Buyers Service Co., 357 S.E.2d 15 (S.C. 1986), the South Carolina Supreme Court held that real estate closings constitute the practice of law. Every deed transfer — including vacant land, cash transactions, and inherited property conveyances — must be supervised by a licensed South Carolina attorney. There are no exceptions for cash sales or simple transactions.
The closing process in South Carolina follows this sequence:
- Title search: The attorney examines records at the Union County Register of Deeds, part of the Clerk of Court's office (210 West Main Street, Union, SC 29379; 864-429-1630), to confirm the seller holds clear, marketable title — particularly important where old family timber tracts or intestate succession are involved
- Deed preparation: The attorney drafts the warranty or quitclaim deed based on the chain of title
- Closing: Buyer, seller, and attorney meet (or sign remotely) to execute documents and transfer funds
- Recording: The attorney records the deed and pays the deed recording fee — $1.85 per $500 of sale price — to the Register of Deeds; the $1.30 state portion and $0.55 county portion are both remitted at recording
- Disbursement: The attorney disburses proceeds to the seller, less any outstanding liens, taxes, or legal fees
For sellers who need to understand what documents are required, our paperwork needed to sell land guide covers the typical set — deed, survey (if required), any easement disclosures, and property tax clearance letters.
Zoning and Land Use in Union County
Union County administers land use through its planning function, with much of the rural county lightly regulated compared to fast-growing coastal or metro counties. Parcels bordering the Sumter National Forest carry particular considerations — access, boundary lines, and adjacent federal land can all affect how a tract is used or resold. The City of Union maintains separate municipal zoning. Before any sale or development project, buyers and sellers should verify the current zoning designation and any use restrictions. Contact the Union County Assessor's Office (864-429-1650) or the county's planning staff to confirm applicable rules, especially for parcels near incorporated areas, floodplains, or the national forest boundary.
How Does Union County Compare to Neighboring South Carolina Counties?
Union County's population has declined from 28,961 in 2010 to 27,244 in 2020 and an estimated 26,678 in 2024, losing roughly 2,300 residents over 14 years, according to U.S. Census Bureau QuickFacts. The decline traces back to the collapse of the textile industry that once anchored the town of Union — as the mills closed, the working-age population moved out, and the county has not returned to its mid-century peak. The median age is rising and labor force participation reflects limited local opportunity.
| Factor | Union County | Chester County | Laurens County | Cherokee County |
|---|---|---|---|---|
| Population (2020) | 27,244 | 32,244 | 67,539 | 56,216 |
| Population (2024 est.) | ~26,700 | ~32,300 | ~68,700 | ~57,000 |
| Population trend | Declining | Stable | Growing | Growing slowly |
| Effective tax rate (approx.) | ~0.69% | ~0.55% | ~0.51% | ~0.62% |
| Land character | Pine/hardwood timber, pasture | Mixed rural, industrial | Timber, farms, I-385 corridor | Foothills, industrial |
| Sumter National Forest | Yes (southern half) | No | Yes (Enoree District) | No |
| Distance to Spartanburg | ~35 min | ~50 min | ~40 min | ~25 min |
Union County's agricultural economy is small but distinctly livestock- and timber-driven. Of $21,662,000 in total product sales in 2022, roughly 89% came from livestock, poultry, and products — led by poultry and eggs at $16,631,000 (ranked 25th statewide) and cattle and calves at $2,612,000 (ranked 15th statewide) — according to the USDA 2022 Census of Agriculture. Crops made up just 11% of sales. The county had 313 farms on 55,044 acres of farmland, with woodland (27,636 acres) and pastureland (14,977 acres) together accounting for the large majority of that land — a profile that fits the Piedmont pine, hardwood, and cattle-pasture landscape rather than row-crop farming.
That land mix, combined with the Sumter National Forest edge, gives Union County appeal to a specific kind of buyer: hunters, timber investors, and recreational owners looking for wooded upstate acreage near public land. Owners of standing pine or hardwood should understand their tract's timber value and management history before a sale; our selling timberland and selling hunting land guides walk through what buyers of wooded parcels look for.
Absentee and Inherited Land
A shrinking, aging population leaves a large share of Union County's rural acreage in the hands of heirs and out-of-state owners. Family timber and pasture tracts passed down over generations — sometimes without a recorded will or a clean chain of title — are common here. That pattern can complicate a sale: informal or divided ownership may require clearing title before a deed can transfer, and multiple heirs must typically agree before land changes hands.
For inherited-land situations, our guides on selling inherited land and selling inherited land with multiple heirs explain the process in detail.
For more county-level land analysis across South Carolina, explore our blog.
What Are Your Options for Selling Land in Union County?
Union County landowners holding vacant, wooded, or non-producing parcels face a widening gap between carrying costs and a thin pool of local buyers. A declining population shrinks local demand; the 6% assessment ratio means higher tax bills than owner-occupied properties; and inherited-land complications can stall even willing sellers for months.
Before selling, confirm your property's legal description and tax status through the Union County Register of Deeds (864-429-1630) and verify any delinquent taxes through the County Auditor and Treasurer. If the parcel was inherited without a will, consult a South Carolina real estate attorney about clearing title before listing. Check current use restrictions with the Union County Assessor (Jake Black, Assessor; 864-429-1650) or county planning staff — especially for tracts bordering the Sumter National Forest.
Sellers have several paths. Listing with a local agent familiar with timber and rural land provides exposure but involves commission costs. Online platforms reach out-of-state buyers interested in hunting, timber, or recreational land near public forest. For landowners who want a specific number — not a listing — request a cash offer from Jerez Land. We provide firm, parcel-specific written offers, handle the attorney-supervised closing, and can close in weeks without commissions or listing fees. The offer reflects our own assessment of the tract, and we absorb the carrying, marketing, and resale risk once we buy.
Understanding who pays closing costs when selling land and how much your land is worth before negotiating puts you in a stronger position regardless of which path you choose. If you're weighing whether to list at all, our guide on whether you need a realtor to sell land lays out the trade-offs.
Frequently Asked Questions
I inherited vacant land in Union County SC and live out of state — how do I sell it?
Confirm your property's legal description through the Union County Register of Deeds, part of the Clerk of Court's office (210 West Main Street, Union, SC 29379; 864-429-1630), and check for any delinquent taxes through the County Auditor and Treasurer. South Carolina requires a licensed attorney to supervise the closing, including title examination, deed preparation, and recording. You can list with a local agent, use land-focused platforms, or request a direct cash offer from a land buyer.
What is the property tax rate for vacant land in Union County SC?
Vacant and non-owner-occupied land is assessed at 6% of fair market value under SC Code § 12-43-220. Union County's effective property tax rate is approximately 0.69% of fair market value, according to tax-rates.org, though the exact bill depends on the combined county, school, and special-district millage for a given parcel's location. Land in qualifying agricultural or timber use may instead be taxed on use value at the 4% ratio.
What is South Carolina's deed recording fee and who pays it?
South Carolina charges $1.85 per $500 of sale price — a $1.30 state portion plus $0.55 county portion — recorded at closing as the Deed Recording Fee, according to the SC Department of Revenue Deed Recording Fee Manual 2024. By custom, the seller pays this fee, though parties may negotiate otherwise in the purchase contract.
I want to keep my Union County land sale simple and direct — is an attorney required for land sales in Union County SC?
Yes. Under State v. Buyers Service Co., 357 S.E.2d 15 (S.C. 1986), the South Carolina Supreme Court held that real estate closings are the practice of law. Every deed transfer — including vacant land and cash transactions — must be supervised by a licensed South Carolina attorney, who handles title examination, deed preparation, and recording with the Register of Deeds.
The property taxes on my vacant Union County land feel high — can I get the agricultural or timber tax rate on it?
Possibly. Under SC Code § 12-43-232, land actively farmed or producing timber — generally at least five acres — may be taxed on its agricultural use value rather than fair market value, at the 4% assessment ratio instead of the 6% rate applied to dormant vacant land. Timberland is a common qualifier in Union County, where woodland covers 27,636 of the 55,044 acres in farms. Verify eligibility with the Union County Assessor (864-429-1650).
Is Union County SC population growing or declining?
Union County's population has declined from 28,961 in 2010 to 27,244 in 2020 to an estimated 26,678 in 2024, losing approximately 2,300 residents over 14 years, according to U.S. Census Bureau QuickFacts. This continues a long decline rooted in the collapse of the county's textile industry, which drove working-age residents out as the mills closed.
Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or professional advice. Laws and regulations vary by jurisdiction and change over time. Always consult with qualified professionals before making land purchase decisions. Jerez Land is not responsible for actions taken based on this information.