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State

Data from November 2026

Housing , home prices, rents and assistance in South Carolina (2026)

In South Carolina, a typical home is worth $259,000 and the typical rent is $1,180 a month. The FHA limit for a one-unit home runs from $541,287 to $690,000 depending on the county. 13 HUD-approved counseling agencies serve South Carolina; 4 say they serve you in Spanish.

Most populous:

Typical home value by county

  • Under $112,000
  • $112,000–$162,500
  • $162,500–$202,700
  • $202,700–$287,700
  • $287,700 or more

Tap the map to see each county’s figure and open its page.

Typical home value
$259,000
22% less than the U.S.
U.S.: $332,700
Typical rent per month
$1,180
16% less than the U.S.
U.S.: $1,413
Typical household income
$69,324
14% less than the U.S.
U.S.: $80,734
FHA limit, 1 unit
$541,287 to $690,000
It changes by county. The highest applies in 3 counties.
U.S.: $541,287 to $1,299,500
Property tax
0.48%
of value a year
The typical bill is $1,251 a year.
U.S.: 0.94%

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD)

In short

Living in South Carolina

In South Carolina, a typical home is worth $259,000: 22% less than in the United States overall. Prices change a lot by county: from $76,200 in Allendale County to $489,100 in Charleston County. The typical household earns $69,324 a year and the typical rent is $1,180 a month; 52% of renter households spend 30% or more of their income on housing. 72% of households own their home, and the typical property tax is $1,251 a year (about 0.48% of value).

The conforming loan limit for a one-unit home is $832,750 across South Carolina. To pay HUD’s fair rent for a 2-bedroom apartment in South Carolina ($1,391) without spending more than 30% of income, you need about $26.75 an hour working full time.

Source: Conforming loan limits (FHFA) Data from 2026 data Conforming loan limits (FHFA) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

The essentials in South Carolina

More on property tax

  • Deed recording fee

    When the deed is recorded, a fee of $1.85 for each $500 (or fraction) of the property's value is paid: $1.30 to the State and 55 cents to the county. The seller (grantor) pays it; the buyer is only secondarily liable.

    South Carolina General Assembly (South Carolina Code of Laws) · Verified October 23, 2026

  • Special 4% assessment ratio for your legal residence

    If you own the home (fully, in part, or as a life estate) and live in it as your legal residence, the home and up to five contiguous acres are taxed on an assessment equal to 4 percent of fair market value. The same ratio applies to other dwellings on that property where the owner's immediate family members live.

    South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026

  • School operating tax exemption for your legal residence

    If your home receives the special 4 percent legal residence ratio, 100 percent of its fair market value is exempt from property taxes levied for school operating purposes. The exemption does not cover the millage levied to repay general obligation debt.

    South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026

  • 4% ratio: residence proof the assessor requires

    Besides the signed certification, the owner-occupant has to prove eligibility for the 4 percent ratio. The law says the applicant provides the proof the assessor requires, including: a copy of the most recently filed South Carolina individual income tax return; copies of South Carolina registrations for all motor vehicles in the owner-occupant's name registered at that same address; and other proof the assessor needs to decide.

    South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026

  • Deadline: apply for the 4% ratio before the first penalty date

    The special 4 percent ratio applies only if you (or your agent) apply before the first penalty date for paying the taxes of the year for which you first claim it.

    South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026

  • Deadline to object to the assessment with the assessor

    In years when you get a property tax assessment notice, you have 90 days after the assessor mails it to give the assessor written notice of objection to the fair market value, the special use value, the assessment ratio or the assessment. In years with no notice, you may appeal at any time, in writing, to the assessor. An appeal filed before the first penalty date applies to that tax year; one filed on or after that date applies to the next tax year.

    South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026

The homes here

Housing in South Carolina

What homes there are in South Carolina, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in South Carolina: 65% of homes, more than in the U.S. (61%).

There are more mobile homes here than in the U.S.: 14% of homes, against 6%.

Year built

Here half of the homes date from 1992 or later; in the U.S., from 1980 or later.

Homes in South Carolina are bigger: 70% have 3 bedrooms or more; in the U.S., 61%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The most common value range in South Carolina is between $300K and $500K: that is where 26% of owner-occupied homes sit.

Monthly rent with utilities

The most common rent in South Carolina is between $1,000 and $1,499 a month: that is where 35% of rented homes sit.

With a mortgage

$1,529 a month

United States: $1,963 a month

Without a mortgage

$448 a month

United States: $638 a month

Owners with a mortgage

57%

United States: 61%

The typical cost for an owner with a mortgage in South Carolina is $1,529 a month, less than in the U.S. ($1,963); without one, $448.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in South Carolina rose 60%; in the U.S., it rose 53%.

Much as in the U.S., the typical rent in South Carolina rose 32% since 2015–2019.

The typical household income in South Carolina rose 30% over that time; home values changed +60% and rent +32%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSouth CarolinaUnited States
Rental vacancy 8.3%5.5%
Homeowner vacancy 0.9%0.9%
More than one person per room 2.0%3.4%
People per household 2.442.53
Drive alone 76%69%
Carpool 9%9%
Public transit 0%3%
Walk or bike 2%3%
Work from home 12%15%
Other means 2%2%
Typical commute 20 to 29 minutes20 to 29 minutes

The rental vacancy rate in South Carolina is 8.3%, higher than in the U.S. (5.5%).

In South Carolina, 2.0% of households live with more than one person per room, against 3.4% in the U.S..

Much as in the U.S., a household in South Carolina has 2.44 people on average.

The car rules in South Carolina: 76% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Places

Explore the counties in South Carolina

Sort by any column or type a name. The 25 most populous are shown; the button reveals the rest.

See the counties page

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

Calculator

Work out your payment in South Carolina

Start from the typical home value in South Carolina, $259,000, and this week’s average rate. Move the price and the down payment to see your monthly payment. If you already visited a county, the calculator uses its numbers.

More math for South Carolina

$
%

Estimated monthly payment

$2,049

FHA loan over 30 years, with estimated taxes and insurance.

See the full calculation

Prices and risks

Three official measures that help you decide: how much home prices have changed according to FHFA, how prices compare with the national average according to BEA, and how many homes sit in a flood zone according to FEMA.

Home prices

How have home prices changed?

According to the FHFA House Price Index, home prices in South Carolina rose 104% in the 10 years through 2025.

Price change each year

Period South Carolina United States
In 2025 +3.6% +2.9%
5 years (2020–2025) +60% +47%
10 years (2015–2025) +104% +85%

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual state indexes experimental.

Source: FHFA House Price Index (HPI) Data from 2025 data FHFA House Price Index (HPI)

Cost of living

How expensive are prices here?

According to the Bureau of Economic Analysis (BEA), in 2024 prices in South Carolina were 6% lower than the U.S. average. Housing rents were 20% lower than nationwide.

Category South Carolina United States Versus the U.S.
All prices Consumer goods and services 93.7 100.0 6% less
Housing rents What renters pay 80.5 100.6 20% less
Water, power and gas Water, sewer, electricity and gas 88.3 98.4 10% less
Goods Food, clothing, transportation and more 96.3 99.6 3% less
Other services Services other than rent 98.3 100.1 2% less

BEA expresses each index as a percentage of the average U.S. price level: a higher number means higher prices, and a lower one, lower prices.

Source: Regional price parities (BEA) Data from 2024 data Regional price parities (BEA)

Flooding

Is there a flood risk?

According to FEMA, in South Carolina 4% of homes (78,001) are in a high-risk flood zone. Of those homes, 85% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. 44 CFR 59.1
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. 42 U.S.C. 4012a
  • Most homeowners insurance does not cover flood damage. FEMA, FloodSmart
South Carolina United States
Homes in a high-risk zone 4% 3.5%
Of those, with NFIP insurance 85% 48%
All homes with NFIP insurance 6.1% 2.9%

The NFIP is the federal flood insurance program; private policies are not counted. FEMA counts homes with its National Structure Inventory. We add up the county figures FEMA publishes.

Look up your address on FEMA’s map Source: Homes with flood insurance (NFIP, FEMA) As of August 3, 2026 Homes with flood insurance (NFIP, FEMA)

Places

Cities in South Carolina

The 16 most populous cities with a page. Each one compares its prices and rents with its county.

See the other cities (86)

    Help to buy

    Assistance programs in South Carolina

    Our list has 3 official programs that help you buy in South Carolina. Each card says what kind of help it gives and when we checked its official page.

    See all 3 programs
    1. Palmetto Home Advantage

      South Carolina state agency program with forgivable down payment assistance of 0%, 3% or 4% of the loan, with no monthly payments, for any buyer in all 46 counties. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

      Forgivable Verified November 5, 2026

    2. SC Housing Homebuyer Program

      South Carolina state agency fixed-rate mortgage with forgivable help for the down payment, closing costs or prepaid expenses: a 0% second mortgage with no monthly payments, forgiven if you live in the home 15 years. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

      Forgivable Verified November 5, 2026

    3. County First Initiative

      Only in: Abbeville County, Allendale County, Bamberg County, Barnwell County, Beaufort County, Calhoun County, Cherokee County, Chester County, Chesterfield County, Clarendon County, Colleton County, Darlington County, Dillon County, Edgefield County, Fairfield County, Florence County, Georgetown County, Hampton County, Horry County, Jasper County, Kershaw County, Laurens County, Lee County, Marion County, Marlboro County, McCormick County, Newberry County, Orangeburg County, Saluda County, Union County, Williamsburg County

      South Carolina state agency rural initiative for certain counties: an FHA, USDA or VA mortgage at a special fixed rate with forgivable down payment assistance, for first-time buyers and for people who have owned a home before. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

      Forgivable Verified November 5, 2026

    Tenant rights

    Tenant rights in South Carolina

    South Carolina law answers 4 of these 5 questions, each answer with its citation. Where it says “Data not available”, we have not verified it against the source yet.

    A summary of state law, not legal advice. Cities may have additional rules.

    See every right

    1. How much can they charge for a deposit?

      South Carolina law sets no maximum for the security deposit. Section 27-40-410 says how and when the deposit is returned and what the landlord may deduct, but caps no amount.

      S.C. Code §27-40-410(a)

    2. When must they return my deposit?

      Within 30 days after the tenancy ends, you deliver possession and you demand it (whichever is later), the landlord must give you an itemized written notice of deductions and return the rest. Give your new address in writing. If the landlord fails, you may recover three times the amount wrongfully withheld plus attorney's fees.

      S.C. Code §27-40-410(a)

    3. If I fall behind on rent, what notice must I get?

      If you do not pay rent within 5 days of the due date, the landlord may end the agreement if you were given written notice of that intent. Note: one notice covers the whole tenancy, and if your written lease contains the "IF YOU DO NOT PAY YOUR RENT ON TIME" clause, that already counts as the notice.

      S.C. Code §27-40-710(B)

    4. How much notice ends a month-to-month rental?

      You or the landlord may end a month-to-month tenancy with written notice at least 30 days before the termination date stated in the notice (7 days week to week).

      S.C. Code §27-40-770(b)

    5. Are there limits on late fees?

      Data not available

    A father and mother walk their son by the hand down the sidewalk.

    Help and advice

    Who can help you in South Carolina?

    You do not have to do this alone. A HUD-approved housing counselor gives independent advice on buying, renting, late payments and credit, often free or at low cost.

    13 HUD-approved counseling agencies serve South Carolina; 4 say they serve you in Spanish. Choose your county to see the closest ones with their phone number.

    42 public housing authorities run Section 8 vouchers and public housing in South Carolina.

    See all 13 agencies See the housing agencies

    Who runs the help in South Carolina

    • South Carolina State Housing Finance and Development Authority (SC Housing)

      SC Housing has helped thousands of South Carolinians buy a home. It offers fixed-rate mortgages to first-time and move-up homebuyers, with help for the down payment and closing costs. Its interest rate is fixed for the life of the loan; rates may change daily, and you ask a participating lender for the current rate.

      The agency's official page · Verified October 24, 2026

    Where to file a complaint in South Carolina

    • Where to file a housing discrimination complaint

      If you think you faced housing discrimination, you have up to 180 days from the date of the discriminatory act to file with the South Carolina Human Affairs Commission, or one year to file with the Department of Housing and Urban Development (HUD). The first step is to call, write or come to the office and talk with a Housing Intake Investigator, who explains what the Commission does and helps decide whether there is a basis for a complaint.

      South Carolina Human Affairs Commission (SCHAC) · Verified October 24, 2026

    • Help with insurance claims and policies

      The South Carolina Department of Insurance's Office of Consumer Services helps with a wide range of insurance claim and policy issues, including homeowners insurance. It also helps identify hard-to-place coverage in the insurance market and assists consumers after a catastrophic event.

      South Carolina Department of Insurance (SCDOI) · Verified October 24, 2026

    • Coastal wind and hail insurance when you cannot get coverage (SCWHUA)

      The law created the South Carolina Wind and Hail Underwriting Association. It works as a residual market mechanism: it provides wind and hail insurance for residential and commercial property to applicants who cannot get this insurance in the coastal area.

      South Carolina General Assembly (South Carolina Code of Laws) · Verified October 24, 2026

    Guides

    Guides for you in South Carolina

    We picked them with the numbers of South Carolina. Each one says why it can help you.

    Frequently asked questions about housing in South Carolina

    What is the FHA limit in South Carolina in 2026?

    In South Carolina, the FHA limit for a one-unit home runs from $541,287 to $690,000. The highest is in Berkeley County.

    How much does a typical home cost in South Carolina?

    The typical home value in South Carolina is $259,000 (Average 2020–2024, U.S. Census). The highest is in Charleston County ($489,100) and the lowest in Allendale County ($76,200).

    How much does it cost to rent in South Carolina?

    The typical rent in South Carolina is $1,180 a month (Average 2020–2024, U.S. Census).

    How much do you need to earn to rent a 2-bedroom apartment in South Carolina?

    At HUD's average fair market rent in South Carolina ($1,391, Fiscal year 2027), about $26.75 an hour working full time, so rent stays under 30% of income.

    How much is property tax in South Carolina?

    The typical property tax in South Carolina is $1,251 a year, about 0.48% of home value (Average 2020–2024, U.S. Census).

    Where can I find free help in Spanish to buy a home in South Carolina?

    There are 13 HUD-approved counseling agencies in South Carolina; 4 say they serve you in Spanish. Each county page lists the closest ones with their phone number.

    Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); Regional price parities (2024 data); Census Bureau cartographic boundary files (2024 data).