Florence County Foreclosure Resources
Complete guide to the foreclosure process in Florence County, South Carolina. Courthouse addresses, filing procedures, timelines, mediation options, and local legal aid — everything you need to defend your home.
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Foreclosure Type
Judicial
Avg. Timeline
150–240 days
Mediation
Not Mandatory
Population
138,049
2024 U.S. Census Bureau estimate
Florence County Foreclosure Timeline
South Carolina is a judicial foreclosure state. Every foreclosure must go through the Court of Common Pleas of Florence County, sitting in the county seat with foreclosure matters referred to the Master in Equity, giving homeowners significant procedural rights and time to mount a defense.
The servicer issues a notice of default and, on consumer mortgage loans, the 30-day pre-foreclosure notice required by S.C. Code § 37-3-560. Florence County is the commercial center of the Pee Dee region, and its economy is built on healthcare, manufacturing, and regional retail — sectors where a single employer's contraction can affect a broad share of local households at once.
The lender's attorney files a foreclosure complaint in the Florence County Court of Common Pleas, Twelfth Judicial Circuit, at the Florence County Courthouse, 180 N Irby St in Florence, and records a lis pendens with the Florence County Register of Deeds. The case is referred to the Master in Equity rather than placed on a jury term.
The Florence County Sheriff's Office serves the Summons and Complaint. South Carolina allows 30 days from service to file an Answer. Where a regional employer has reduced hours or staff, a homeowner's income reduction is frequently temporary and documented — the fact pattern servicers evaluate most favorably for a loan modification or repayment plan, provided a complete package is filed and tracked.
The Clerk of Court refers the matter to the Master in Equity for Florence County, who hears the foreclosure, signs the judgment of foreclosure, and issues the order of sale. Defenses — standing, chain of title, lost note, defective pre-foreclosure notice, SCRA violations — are raised and decided before the Master, not at a jury trial.
The Florence County Sheriff's Office advertises the property by publication and conducts the sale under the order of sale issued by the Master in Equity. The sale is not final until the Master confirms it, and objections to confirmation may be filed before that point.
Where the sale does not satisfy the debt, the lender must move the court for a deficiency judgment. The borrower may ask the Master in Equity to determine the property's fair market value as of the sale, credited against the debt. Florence County's moderate housing prices mean sales often bring bids near the judgment amount, which makes the fair market value determination especially consequential here.
Courthouse & County Offices
Florence County Courthouse — Court of Common Pleas, 12th Judicial Circuit
180 N Irby St, Florence, SC 29501
(843) 665-3031
Mon–Fri 8:30AM–5:00PM
Clerk of Court
Florence County Clerk of Court
Files and dockets the foreclosure complaint, refers the case to the Master in Equity, maintains the civil judgment index, and receives objections to confirmation of a Sheriff's sale. The Clerk's office is where a Florence County foreclosure case number and hearing date are confirmed.
County Recorder
Florence County Register of Deeds
Sheriff / Sale Info
Florence County Sheriff's Office
6719 Friendfield Rd, Effingham, SC 29541
(843) 665-2121
The Florence County Sheriff's Office serves the foreclosure Summons and Complaint, levies on the property, advertises the notice of sale, and conducts foreclosure sales under the order of sale issued by the Master in Equity. Post-sale ejectment of a former owner is a separate magistrate court proceeding rather than part of the foreclosure case.
Is Mediation Available?
South Carolina operates no statewide mandatory foreclosure mediation program, and Florence County has no local one. What substitutes here is direct loss-mitigation negotiation with the servicer, plus the Master in Equity's discretion to refer contested matters to mediation. Florence County homeowners dealing with a reduced-hours or temporary layoff should document the reduction in writing and keep every submission receipt — a well-documented, temporary income drop is the strongest modification case there is.
Filing Requirements
- •Foreclosure in South Carolina is a judicial action in the Court of Common Pleas — trustee sales are not permitted
- •The complaint is filed with the Florence County Clerk of Court and referred to the Master in Equity
- •A lis pendens must be recorded with the Florence County Register of Deeds to bind later purchasers
- •The Summons and Complaint must be served on the homeowner — in Florence County, by the Sheriff's Office
- •The homeowner's Answer is due within 30 days of service; missing it generally results in a default judgment
- •The Master in Equity must issue the order of sale before the Sheriff may conduct the sale
- •The Sheriff must advertise the sale by publication before the sale date
- •The sale does not become final until the Master in Equity confirms it
- •A borrower may file objections to confirmation before the Master in Equity
- •A deficiency judgment requires a court motion, and the borrower may request a fair market value determination
Key Statutes
South Carolina Foreclosure Statute
S.C. Code Ann. §§ 29-3-610 to 29-3-760
Governs judicial foreclosure in South Carolina — filing, the Master in Equity reference, the order of sale, the Sheriff's sale, and confirmation. Every Florence County foreclosure runs through these provisions.
Right to Cure / Pre-Foreclosure Notice
S.C. Code Ann. §§ 29-3-810 to 29-3-860
Requires a pre-foreclosure notice on residential mortgage loans and a defined cure period before the lender may proceed. This is the last low-cost point to reinstate a Florence County mortgage.
Consumer Protection Code — Pre-Foreclosure Notice
S.C. Code Ann. § 37-3-560
Requires a 30-day pre-foreclosure notice on consumer mortgage loans and a cure opportunity before acceleration.
Deficiency Judgment & Fair Market Value
S.C. Code Ann. § 29-3-660
Permits a lender to seek a deficiency by motion and allows the borrower to have the court determine the property's fair market value as of the sale, credited against the debt.
Servicemembers Civil Relief Act
50 U.S.C. §§ 3901 et seq.
Protects active-duty service members from foreclosure without a court order and requires a military affidavit in servicer-filed cases.
Right of Redemption
South Carolina provides a statutory right of redemption, but the practical window is narrow. The borrower may cure or redeem at any time before the sale. After the sale the court holds a confirmation hearing, and if the sale is not confirmed the borrower's redemption rights may be revived. Florence County homeowners should treat the confirmation hearing as the operative deadline rather than assuming a post-sale redemption period will be available.
Deficiency Judgments
A South Carolina lender must move the court for a deficiency judgment rather than collect one automatically. The borrower may ask the Master in Equity to determine the property's fair market value as of the sale date, and the court credits that value against the debt. Florence County's housing prices are moderate, so foreclosure sales frequently bring bids at or near the judgment amount — which makes this determination one of the more valuable steps a local homeowner can take after a sale.
Legal Aid
South Carolina Legal Services
Free legal representation for qualifying low-income Florence County homeowners — foreclosure defense, loss mitigation, and consumer protection matters.
SC State Housing Finance & Development Authority
Statewide foreclosure prevention counseling and homeowner assistance programs, with referral to HUD-approved agencies serving the Pee Dee region.
Frequently Asked Questions
Is Florence County a judicial foreclosure county?+
Yes. South Carolina permits only judicial foreclosure, so every Florence County case is filed in the Court of Common Pleas and referred to the Master in Equity. The property is sold by the Florence County Sheriff's Office under an order of sale — never by a private trustee.
How long do I have to answer a Florence County foreclosure summons?+
Thirty days from service. South Carolina's foreclosure Summons sets a 30-day answer deadline, and missing it typically results in a default judgment and an order of sale. If you have been served, confirm the exact service date first — it controls every other deadline.
Which court handles foreclosure in Florence County?+
The Florence County Court of Common Pleas, Twelfth Judicial Circuit, at the Florence County Courthouse, 180 N Irby St. Foreclosure matters are referred to the Master in Equity, who hears the case and issues the order of sale.
Why does the Master in Equity matter in my Florence County case?+
The Master in Equity is the judicial officer who hears foreclosure matters for Florence County. The Master signs the judgment of foreclosure, issues the order of sale, and decides whether to confirm the Sheriff's sale. Because defenses are heard by the Master rather than a jury, the Master's docket is where a Florence County foreclosure is actually decided.
Can I stop a Sheriff's sale in Florence County?+
There are real opportunities, each with strict timing: reinstating the loan before sale, filing objections to confirmation before the Master in Equity, or an automatic stay in bankruptcy. Because the sale requires an order of sale and is not final until confirmed, the confirmation stage is a genuine point of intervention that many homeowners overlook.
My hours were cut at work — can I still save my Florence County home?+
Often yes, and a documented temporary reduction is one of the strongest cases there is. Federal loss-mitigation rules direct servicers to evaluate borrowers for modification, forbearance, and repayment options, and a short-term income drop that is verifiable in writing is exactly what those programs are designed to address. The failure mode is procedural, not financial: applications that are submitted without tracking, or answered with incomplete documentation, get denied for administrative reasons. Keep dated copies of everything you send and confirm receipt with the servicer.
What happens if the Florence County sale price doesn't cover the mortgage?+
The lender must move the court for a deficiency judgment rather than collect one automatically. You may ask the Master in Equity to determine the property's fair market value as of the sale, and that value is credited against the debt. Florence County sales often bring bids near the judgment amount, so this determination frequently reduces or eliminates the deficiency.
More Resources for Florence County Homeowners
South Carolina Foreclosure Laws
Complete state-level guide to foreclosure laws, timelines, and homeowner protections.
Foreclosure Defense
Comprehensive defense strategies to stop or delay foreclosure in any U.S. county.
Free Case Review
Talk to our team about your situation — 100% free and confidential. Same-day response.
South Carolina Foreclosure Statutes
The full statutory analysis — citations, notice requirements, redemption, and deficiency rules.
Foreclosure Defense Hub
Every defense category, court procedure, and document library in one place.
Judicial Foreclosure Defense
How the court process works — complaint, summons, answer deadline, and judgment stages.
Court Document Library
The full motion and pleading set a court foreclosure case runs on, organized by stage.
Court Forms & Filing Templates
The forms and formats a court foreclosure case requires, and how each one is filed.
Answering the Complaint
How to respond to a foreclosure complaint before the answer deadline runs.
Defense Categories
Standing, chain of title, lost note, dual tracking, and servicing violations.
Servicer Violations
Dual tracking, fee stacking, escrow errors, and loss-mitigation failures as claims.
Federal Protections
RESPA, TILA, FDCPA and SCRA — the federal overlay that applies in every state.
Looking for a specific servicer? Browse the mortgage servicer directory for company-level contacts and complaint routes. If your foreclosure has already moved past the notice stage, start with the court procedures library to see where the case currently stands.
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