In most real estate transactions, anything that is permanently attached to the home is included in the sale—like built-in appliances, lighting fixtures, and cabinets. However, items like furniture, décor, and outdoor equipment may not be. The key is to confirm in writing what’s included before closing. Don’t leave it up to assumptions—get it clear, get it agreed.
The General Rule—What Stays with the Home
In real estate, the term “fixtures” refers to anything permanently attached to the home. Think of anything nailed, screwed, mounted, or hardwired—these are typically considered part of the property and stay with the home after the sale.
Commonly included in the sale:
- Built-in kitchen appliances (e.g., ovens, cooktops, dishwashers)
- Cabinetry and countertops
- Lighting fixtures, chandeliers, and ceiling fans
- Bathroom mirrors (if attached to the wall)
- Window blinds and plantation shutters
- Built-in bookshelves and attached storage units
- Garage door openers and remotes
- Hardwired security systems and thermostats (like Nest or Ecobee)
Real-Life Example:
A buyer once assumed the beautiful crystal chandelier in the dining room was included—only to find out the seller planned to remove it for sentimental reasons. Because it wasn’t addressed in the contract, this led to frustration on both sides.
Lesson: If there’s something important to you—always ask and confirm in writing.
What’s Not Typically Included in the Sale
Just because an item is present during your showing doesn’t mean it’s part of the deal. Many things buyers assume are included are actually considered personal property—which the seller is free to take.
Commonly excluded items:
- Freestanding refrigerators (unless written in the contract)
- Washers and dryers
- Mounted flat-screen TVs (the mount may stay, but the TV usually does not)
- Patio furniture and grills
- Portable sheds, hot tubs, or above-ground pools
- Garage storage systems that aren’t built-in
- Outdoor playsets and trampolines
Pro Tip for Buyers:
If you love the porch swing, fire pit, or garage workbench, don’t assume it stays. Request that it be specifically listed in the contract under “inclusions.”
What the Contract Says Is What Counts
At the end of the day, the purchase agreement defines the deal—not verbal conversations or assumptions. In South Carolina, the real estate contract includes a section where the seller must clearly list what is included and excluded from the sale.
Buyer Checklist:
✅ Review the inclusions/exclusions list carefully
✅ Confirm whether appliances and outdoor features are included
✅ Ask your agent to add anything important to you into the offer
Seller Checklist:
✅ Remove or clearly label excluded items before showings
✅ Specify any sentimental items (like a chandelier or family heirloom light fixture) that will not convey
✅ Communicate clearly to avoid last-minute disputes
At Carolina Properties at Lake Marion, we help ensure both buyers and sellers have clarity on these terms from the start—keeping deals smooth and surprises off the table.
Special Considerations for Waterfront and Vacation Homes
If you’re buying or selling a Lake Marion property, extra care should be taken to specify whether certain waterfront features are part of the sale.
Items to clarify:
- Docks, boat lifts, and ramps – Confirm they’re legally permitted and included
- Jet skis, kayaks, paddleboards, and boats – These are usually personal property unless specifically added to the contract
- Golf carts or ATVs – Often excluded unless negotiated
- Outdoor kitchens, pergolas, or gazebos – Are they built-in or freestanding?
Vacation Homes & Furnishings:
Some vacation properties are sold fully or partially furnished. However, unless the furniture is listed in the contract, the seller is not obligated to leave it.
Pro Tip for Buyers: If the home was marketed as “turnkey” or “fully furnished,” make sure the contract spells out exactly what that includes.
Negotiating What’s Included—How to Get (or Keep) What You Want
Including extra items in a sale can be a negotiation tool for both buyers and sellers. Sometimes including appliances or furnishings can sweeten the deal or make up for a lower offer price.
Negotiation Tips for Buyers:
- If you want the seller to include appliances, boats, or furniture, ask for it directly in your offer
- Be willing to offer slightly more for high-value items like outdoor equipment or docks
- Understand the value of the item and be flexible if it’s a deal-breaker for the seller
Negotiation Tips for Sellers:
- Use furniture, appliances, or lake-related gear as incentives to attract buyers
- If something has sentimental value, remove it before showings or make your exclusions clear upfront
- Consider offering items like riding mowers or dock equipment to stand out in a competitive market
FAQ: What’s Included in the Sale of a Home?
Q: Do appliances automatically come with the home?
A: Only if they are built-in or specified in the contract. Freestanding appliances may not be included unless negotiated.
Q: What about light fixtures and ceiling fans?
A: Unless specifically excluded, they usually stay—they are considered fixtures.
Q: Is outdoor equipment like a dock or boat lift included?
A: Docks and boat lifts often stay, but check local permitting rules and ensure they’re listed in the contract.
Q: If a home is listed as “fully furnished,” does that mean everything stays?
A: Not always. “Fully furnished” should be defined in the contract—item by item if needed.
Q: Can the seller take a mounted TV but leave the wall mount?
A: Yes—this is common. If the TV is included, the contract should clearly state it.
Final Thoughts: Clarity Now Means No Surprises Later
In any home sale—especially around Lake Marion where lakefront features add extra value—the question of what’s included can be a major factor in closing the deal smoothly.
The best way to avoid misunderstandings is clear communication, a detailed contract, and an experienced real estate partner who knows what to look for.
At Carolina Properties at Lake Marion, we help buyers and sellers avoid guesswork, keeping your transaction focused, fair, and on track.
Contact us today to get expert guidance on buying or selling in the Lake Marion area. Let’s make sure you know exactly what’s coming with the keys—and what’s not.