Español

Este sitio también está en español. Leer en español

City · 32,521 residents · Aiken County, South Carolina

Aiken , South Carolina

In Aiken, a typical home is worth $286,800 and typical rent is $1,180 a month. Compared with all of Aiken County, the typical home value is 32% higher, typical rent is 11% higher, and the share of households that own their home is 8 points lower.

WhatsApp

  • Typical home value

    $286,800

    32% above the county

    11% above South Carolina

    • Aiken
    • County
    • South Carolina

  • Typical rent

    $1,180a month

    11% above the county

    About the same as South Carolina

    • Aiken
    • County
    • South Carolina

  • Typical household income

    $76,746a year

    9% above the county

    11% above South Carolina

    • Aiken
    • County
    • South Carolina

  • Households that own their home

    68%

    8 points below the county

    4 points below South Carolina

    • Aiken
    • County
    • South Carolina

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$274,289
3.3% more than 12 months ago
Typical rent
$1,327 a month
0.8% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Aiken is in Aiken County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Aiken County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Aiken apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Belvedere, the typical home value is $143,500: 50% less than in Aiken ($286,800).

  2. The typical home in Aiken is worth $286,800, 32% more than in Aiken County as a whole ($218,000).

  3. Nearby, in Belvedere, the typical rent is $987: 16% less than in Aiken ($1,180).

  4. 68% of households in Aiken own their home, against 77% in Aiken County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Aiken

What homes there are in Aiken, 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

Detached houses, standing on their own, make up 73% of homes here, against 68% in Aiken County.

Year built

The typical year built in Aiken is 1989, about the same as in Aiken County (1989).

There are fewer big homes in Aiken than in Aiken County: 68% have 3 bedrooms or more, against 72%.

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

About 84% of owner-occupied homes in Aiken are worth less than the FHA loan limit for Aiken County ($541,287).

Monthly rent with utilities

With a mortgage

$1,448 a month

Aiken County: $1,384 a month

Without a mortgage

$510 a month

Aiken County: $418 a month

Owners with a mortgage

54%

Aiken County: 53%

The typical cost for an owner with a mortgage in Aiken is $1,448 a month, near the figure in Aiken County ($1,384).

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

Since 2015–2019, homes in Aiken gained value faster than in Aiken County: 52% against 48%.

The typical rent in Aiken rose 24% over the same time; in Aiken County, it rose 30%.

To compare: typical income in Aiken rose 37%; the home, +52%; the rent, +24%.

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

MeasureAikenAiken CountySouth CarolinaUnited States
Rental vacancy Unreliable estimate6.4%8.3%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.9%0.9%
More than one person per room Unreliable estimate1.9%2.0%3.4%
People per household 2.342.452.442.53
Drive alone 77%80%76%69%
Carpool 8%8%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike 2%1%2%3%
Work from home 12%11%12%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Aiken look like those in Aiken County: 2.34 people on average.

To get to work, 77% of workers in Aiken drive alone; in Aiken County, 80%.

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

Do the math

What would you pay each month for a home in Aiken?

A typical home is tight for the typical income

We start with a typical home in Aiken, worth $286,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 35% of the typical household income in Aiken, which is $76,746 a year. For that payment to be 28% of income, a household would need to earn about $96,823 a year.

The calculator's FHA and conventional loan limits are those of all of Aiken County.

Your numbers

Local data
$

Starts at the typical home value in Aiken. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $10,038 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,259

at 7.18% · 30 years

Loan amount
$281,605
Total interest
$405,164
Paid off in
November 2056

Includes $4,843 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,791 a month

  • Tight

    $1,791 to $2,302 a month

    Your payment · 35%

  • Hard

    more than $2,302 a month

Compared with the typical household income in Aiken ($76,746 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,259
Principal & interest$1,908
Property tax$105
Home insurance$120
FHA mortgage insurance (MIP)$127

You need at least $10,038 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Aiken and Aiken County

Aiken is in Aiken County, South Carolina. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Aiken's own numbers

Typical home value
$286,800
Typical monthly rent
$1,180
Typical yearly household income
$76,746
Households that own their home
68%
Effective property tax rate
0.44%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Aiken County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,329
Price change over 5 years (FHFA)
+61%
Homes in a high flood-risk zone
0.9%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Aiken County.

Everything about Aiken County

Buying

Buying a home in Aiken

A typical home in Aiken is worth $286,800: 32% above the county and 11% above South Carolina. With the typical household income in Aiken ($76,746 a year), a typical home costs 3.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Aiken 3.7 years
  • County 3.1 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Aiken County

According to FHFA’s house price index, home prices in Aiken County rose 102% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Aiken County.

Period County South Carolina U.S.
Last year (2025) +7.5% +3.6% +2.9%
5 years (2020–2025) +61% +60% +47%
10 years (2015–2025) +102% +104% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Aiken next to Aiken County, South Carolina and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Aiken $286,800
  • County $218,000
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Aiken $1,180
  • County $1,062
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Aiken $76,746
  • County $70,609
  • South Carolina $69,324
  • United States $80,734
See the full table
Aiken next to Aiken County and South Carolina
Measure Aiken Aiken County South Carolina U.S.
Typical home value $286,800 $218,000 $259,000 $332,700
Typical monthly rent $1,180 $1,062 $1,180 $1,413
Typical yearly household income $76,746 $70,609 $69,324 $80,734
Households that own their home 68% 77% 72% 65%
Typical yearly property tax $1,273 $897 $1,251 $3,119
Effective property tax rate 0.44% 0.41% 0.48% 0.94%
Renters with high rent for their income 56% 45% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Aiken County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Aiken

For a typical $286,800 home in Aiken, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Aiken's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,259a month

    Least cash to close
    Down payment
    $10,038
    Cash to close
    $18,642
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $127

  • Conventional, 5% down $2,207a month

    Down payment
    $14,340
    Cash to close
    $22,944
    Rate
    7.18%
    Mortgage insurance
    PMI · $136

  • Conventional, 20% down, no PMI $1,779a month

    Down payment
    $57,360
    Cash to close
    $65,964
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,044a month

    Down payment
    $43,020
    Cash to close
    $51,624
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Aiken and for Aiken County.

Property tax

Effective rate in Aiken

0.44%of the home’s value each year

$1,273 a year for the typical owner in Aiken.

  • Aiken 0.44%
  • County 0.41%
  • South Carolina 0.48%

What South Carolina publishes Special 4% assessment ratio for your legal residence (South Carolina General Assembly (South Carolina Code of Laws))

Exemptions and deadlines in South Carolina

Flood risk in Aiken County

FEMA does not publish these numbers by city: they are for all of Aiken County.

Homes in the high-risk zone
0.9%
702
Of those, with NFIP insurance
47%
County South Carolina U.S.
Homes in the high-risk zone 0.9% 4% 3.5%
Of those, with NFIP insurance 47% 85% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Aiken

Typical rent in Aiken is $1,180 a month: 11% above the county. In Aiken, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Aiken County, by unit size. To pay the 2-bedroom one ($1,329 a month) without spending more than 30% of your income, you would need to earn $25.56 an hour working full time.

HUD fair market rent for all of Aiken County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $997 $19.17 $39,880
1 bedroom $1,202 $23.12 $48,080
2 bedrooms $1,329 $25.56 $53,160
3 bedrooms $1,672 $32.15 $66,880
4 bedrooms $2,035 $39.13 $81,400

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Aiken

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Aiken has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,300 in 29801 to $1,340 in 29803.

1 of the 2 is above the fair market rent for Aiken County ($1,329).

  • 29801 $1,300$1,640
  • 29803 $1,340$1,690

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Aiken when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Aiken

HUD lists 21 buildings with rents for lower incomes in Aiken. These are the largest.

  • Hahn Village 158 Kershaw St NE, Aiken 29801 146 homes, 144 low-income · Run by Housing Authority of Aiken · Average payment: $381 a month · Average wait: 18 months (803) 649-6673
  • Croft House 356 York St NE, Aiken 29801 60 low-income homes · For older adults (803) 648-0771
  • Crosland Apartments 630 Aldrich St NE, Aiken 29801 56 low-income homes · For families (803) 648-9939
  • Glen Arbor Apts 2000 Glen Arbor Ct, Aiken 29801 56 low-income homes · 2 bd: 40 · 3 bd: 16 · In service since 2003 · For families
  • Paces Run 826 Brandt Ct NE, Aiken 29801 56 low-income homes · For families (803) 648-7213

See all 38 buildings in Aiken County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Aiken

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Aiken County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Aiken

No down payment, repair or rent-help program on our list is for Aiken or Aiken County. The ones below are statewide in South Carolina: they work in Aiken the same as in the rest of the state.

Which programs do I qualify for? All programs in South Carolina

  • Palmetto Home Advantage

    Statewide in South Carolina

    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

    See the program Official page

  • SC Housing Homebuyer Program

    Statewide in South Carolina

    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

    See the program Official page

Housing counselors near Aiken

The HUD-approved agencies closest to the center of Aiken, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • New America Corporation

    1136 Russell St, Orangeburg · 50 miles away

    • Pre-purchase counseling
    • Homebuyer education workshops
    (803) 534-0035

  • Southeastern Housing & Community Development Fka Southeastern Housing Foundation

    986 Doyle St, Orangeburg · 50 miles away

    • Budget and financial counseling
    • Fair housing pre-purchase workshops
    • and 3 more
    (803) 534-9950

  • NSC (naca Counseling Subsidiary) - Columbia, SC

    810 Dutch Square Blvd Suite 220, Columbia · 50 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (803) 255-0223

All counseling agencies in South Carolina

Help in Spanish near Aiken

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Aiken

HUD’s record names them for Aiken or Aiken County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of Aiken Public housing and Section 8 vouchers (803) 649-6673

All housing agencies in South Carolina Source: HUD

Cities

Other cities in Aiken County

These cities are also in Aiken County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Aiken County Housing in South Carolina

Nearby cities

The cities closest to Aiken, with the typical home value.

Neighboring counties

If Aiken County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Aiken.

All guides
A mother holds her laughing daughter on a grey sofa.

Questions

Housing questions about Aiken

Short answers with the numbers for Aiken and all of Aiken County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Aiken?

The typical home value in Aiken is $286,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Aiken County it is $218,000.

How much does it cost to rent in Aiken?

Typical rent in Aiken is $1,180 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Aiken County is $1,329.

What is the FHA loan limit in Aiken?

Aiken uses the FHA limit for all of Aiken County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Aiken?

The typical homeowner in Aiken pays $1,273 a year, according to the U.S. Census Bureau. That is 0.44% of the home’s value; in Aiken County, the rate is 0.41%.

Where can I find free help to buy or rent in Aiken?

We found no HUD-approved counseling agencies with an office in Aiken County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).