If you are thinking about buying or selling a home in Anderson SC, property taxes are one of those things that everybody knows matter but very few people actually understand. This guide breaks down how property taxes work in Anderson in plain English so you can budget correctly and avoid surprises at closing or in your first year of ownership.

Who Charges Property Taxes in Anderson SC?

When you own a home in Anderson, you are not just paying “one” tax. You are usually paying a combination of:

• Anderson County taxes

• City of Anderson taxes (if you are inside city limits)

• School district taxes

• Special assessments or fees in certain areas

Each of these pieces has its own millage rate, which is why two similar homes can have very different tax bills depending on exactly where they sit on the map.

What Is a Millage Rate?

Property taxes in South Carolina are based on millage rates. Millage is simply a way of expressing tax as an amount per $1,000 of assessed value.

Very simply:

• The assessor puts a taxable value on your property.

• That value is multiplied by the assessment ratio (4% or 6% for most homes).

• The result is multiplied by the total millage rate for your area to get your tax bill.

You do not need to memorize the exact calculation, but you should know that a higher millage rate or a higher assessment ratio (4% vs 6%) can mean a much bigger tax bill, even if two homes have the same purchase price.

4% vs 6%: Why It Matters So Much

In South Carolina, most homeowners will see either a 4% or a 6% assessment ratio on their primary home. That one number has a huge impact on your taxes.

• 4% assessment ratio

  • Typically applies to owner-occupied primary residences.

  • This is the rate you want on the home you actually live in.

• 6% assessment ratio

  • Applies to second homes, investment properties, and some other non-owner-occupied properties.

  • On the same home value, 6% can mean a noticeably higher tax bill than 4%.

If you buy a home and move into it as your primary residence, you are usually responsible for applying for the 4% owner-occupied rate with the county after closing. Until you do, you may be taxed at 6%, which can make your first bill much higher than you expected.

How Property Tax Is Actually Calculated (Simple Example)

Here is a simplified way to think about it:

1. Start with your home’s taxable value (this comes from the county, not just your purchase price).

2. Multiply by the assessment ratio: 4% for a primary residence, 6% for a second home or rental.

3. Multiply that number by the combined millage rate for your area.

The actual math uses the specific millage table for your location, but the key idea is that both the value and the assessment ratio matter. Two homes in the same neighborhood can have different tax bills if one has the 4% owner-occupied rate and the other is taxed at 6%.

When Anderson SC Property Taxes Are Due

In Anderson County, property tax bills for real estate are generally mailed out toward the end of the year and are due by mid-January of the following year.

A few practical points:

• If you have a mortgage with an escrow account, your lender will usually collect money each month and pay the bill for you.

• If you do not have escrow, you are responsible for paying the full bill by the due date to avoid penalties and interest.

• If you buy or sell mid-year, the closing attorney will typically prorate taxes between buyer and seller on the settlement statement, but the actual bill still goes to the owner of record.

Knowing when taxes are due matters if you are planning closing dates, budgeting for your first year in the home, or deciding whether to keep escrow or pay taxes on your own.

City vs County: Why Two Similar Homes Can Have Different Bills

One of the biggest surprises for buyers coming into Anderson is how different taxes can be just by crossing a line on the map.

• Homes inside the City of Anderson can have an additional city millage on top of county and school taxes.

• Homes in different school districts can have different school tax millage rates.

• Some areas may have small extra assessments for things like fire districts or other local services.

This is why it is important to look at the actual tax history for the property you are buying instead of guessing based on a “typical” number for the whole area.

Common Property Tax Mistakes to Avoid

A few things trip people up over and over:

• Assuming you automatically get the 4% rate just because you live there.

• Forgetting to apply for owner-occupied status after buying a home.

• Underestimating how much higher taxes can be on a second home, short-term rental, or investment property.

• Ignoring the difference between a home inside city limits vs just outside.

If you are thinking about buying in Anderson or making a move that will change your property tax situation, it is better to look this up and plan ahead than to get surprised by your first bill.

Want Help Running the Numbers for Anderson?

Property taxes are one of the biggest “hidden” line items in a monthly payment, especially if you are comparing homes in different parts of Anderson or deciding between a primary home and an investment property.

If you want to see what your actual payment would look like with Anderson SC taxes at 4% vs 6%, you can invite readers to reach out for a quick property tax and payment breakdown based on specific homes or neighborhoods they are considering.