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Updated 2025 Tax Year

Dorchester County
Property Tax Guide

Everything you need to know about property taxes in Dorchester County, SC. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
Varies by district, typically 0.5%-0.8% effective rate on market value
Exemptions
4+ Available
Section 1

How Property Tax Works

Dorchester County, South Carolina operates under the state's property tax system where property taxes are the primary funding source for local government services, schools, and infrastructure improvements. The county assesses real property at approximately 4% of fair market value for primary residences and 6% for other properties, with tax rates applied to these assessed values. Property owners in Dorchester County typically see effective tax rates ranging from 0.5% to 0.8% of market value, though this varies significantly based on location within the county.

Actual tax rates vary considerably throughout Dorchester County due to special taxing districts, school district boundaries, and municipal incorporations. Properties may be subject to additional assessments for school bonds, fire districts, water and sewer districts, and other special purpose levies. The county's location in the Charleston metropolitan area has led to steady property value appreciation, making available tax credits particularly valuable for eligible homeowners.

Section 2

What Makes Up Your Tax Bill

Note: 2025 tax rates are not yet finalized. The following reflects typical rate structures in Dorchester County.

ComponentEstimated Rate (per $1,000 assessed)Description
County Operations$85-95General county services and operations
School District$120-140Varies by school district (Dorchester 2, Dorchester 4)
State$12State-mandated assessment
Fire District$15-25Varies by fire service area
Special Districts$5-20Water/sewer, lighting, other local services
Total Estimated$237-292Actual rate depends on specific location

These rates apply to the assessed value, not market value. Rates vary significantly by location within the county based on which school district and special taxing districts serve the property. Contact the Dorchester County Auditor's office for your specific tax rate based on your property's location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Dorchester County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Dorchester County are triggered by changes in property ownership, completion of new construction, or significant improvements that increase assessed value during the tax year. When these events occur, the county issues a supplemental tax bill to collect the additional taxes owed from the date of the change through the end of the current tax year.

For example, if you purchase a newly constructed home in July that was not on the previous year's tax roll, you would receive a supplemental bill covering July through December of that tax year. The supplemental tax is calculated by determining the new assessed value, applying applicable tax credits, and prorating the annual tax amount for the remaining months in the fiscal year. These supplemental bills are separate from your regular January tax bill and have different due dates, typically 30 days from the issue date.

Example Calculation

Example 1: $300,000 Home with 4% Legal Residence

  • Market Value: $300,000
  • Assessed Value (4%): $12,000
  • Less: 4% Legal Residence Credit: -$480
  • Net Taxable Value: $11,520
  • Annual Tax (at $250/$1,000): $2,880
  • Monthly Equivalent: $240

Example 2: $600,000 Home with Legal Residence + Homestead Credit

  • Market Value: $600,000
  • Assessed Value (4%): $24,000
  • Less: 4% Legal Residence Credit: -$960
  • Less: Homestead Credit (if eligible): -$1,200
  • Net Taxable Value: $21,840
  • Annual Tax (at $250/$1,000): $5,460
  • Monthly Equivalent: $455

Example 3: $1,000,000 Home with Available Credits

  • Market Value: $1,000,000
  • Assessed Value (4%): $40,000
  • Less: 4% Legal Residence Credit: -$1,600
  • Net Taxable Value: $38,400
  • Annual Tax (at $270/$1,000): $10,368
  • Monthly Equivalent: $864

Note: All tax credits require application and approval. Rates vary by location within the county.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Dorchester County require property tax escrow accounts, collecting monthly payments as part of your mortgage payment to cover annual property taxes. Lenders typically collect 1/12 of the estimated annual tax bill each month, plus a cushion amount allowed by federal law. Since Dorchester County property taxes are due January 15th, your lender will pay the tax bill on your behalf from the escrow account.

It's important to review your annual escrow analysis statement, as property value increases or tax rate changes can affect your monthly payment. If your property taxes increase significantly, your lender may require an escrow shortage payment or increase your monthly payment. You can verify that your lender has paid your property taxes by checking with the Dorchester County Treasurer's office or viewing payment records online. If you don't have an escrow account, you're responsible for making the full payment directly to the county by January 15th.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Dorchester County? A: Property taxes are due by January 15th each year without penalty. After January 15th, penalties and interest begin accruing on unpaid balances.

Q: What tax credits are available and do I need to apply? A: The 4% Legal Residence credit reduces assessed value for primary residences and requires application. The Homestead credit is available for residents 65+, disabled, or legally blind and must be applied for through the Auditor's office. Most credits are NOT automatic.

Q: How does the Homestead credit work? A: The Homestead credit caps annual assessment increases rather than reducing market value. It limits how much your assessed value can increase each year, providing tax stability for qualifying seniors and disabled residents. You must file an application to receive this benefit.

Q: How often are properties assessed in Dorchester County? A: Properties are subject to reassessment periodically, with the county conducting market reviews regularly. You can appeal your assessment through the Board of Assessment Appeals if you believe it's incorrect.

Q: What happens if I pay property taxes late? A: Late payments incur penalties and interest charges. Properties with delinquent taxes may eventually face tax sale proceedings. Contact the Treasurer's office immediately if you cannot make the January 15th deadline.

Q: Can I pay property taxes online? A: Yes, Dorchester County offers online payment options through their website. You can also pay by mail, phone, or in person at the Treasurer's office.

Q: Why did my tax bill increase if tax rates stayed the same? A: Tax bills can increase due to rising property values, completion of new construction or improvements, loss of tax credits, or changes in special district assessments serving your area.

Q: How do special district taxes work? A: Properties may be subject to additional taxes for fire districts, school bonds, water/sewer districts, and other special services based on location. These appear as separate line items on your tax bill and vary by area within the county.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Assessor's Office Forms & Documentsdorchestercountysc.gov
02
Tax Doc
4. BUSINESS PROPERTY TAX AND EXEMPTIONSdor.sc.gov
03
County
Tax Estimator | Dorchester County, SC websitedorchestercountysc.gov
04
County
Dorchester County Mailing Property Tax Bills | News & ...dorchestercountysc.gov
05
County
Delinquent Tax | Dorchester County, SC websitedorchestercountysc.gov
06
County
Dorchester County Extends Hours for Last-Minute Property ...dorchestercountysc.gov
07
County
Homestead Exemption | Dorchester County, SC websitedorchestercountysc.gov
08
County
Dorchester County Sc Property Taxnacdashboard.nara.gov
09
County
Dorchester County Property Taxnacdashboard.nara.gov
10
County
Property & Tax Services | Dorchester County, SC websitedorchestercountysc.gov
All sources verified as of 2025 Tax Year

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