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City · 12,936 residents · Spartanburg County, South Carolina

Boiling Springs , South Carolina

In Boiling Springs, a typical home is worth $244,400 and typical rent is $1,266 a month. Compared with all of Spartanburg County, typical rent is 17% higher and typical household income is 9% higher.

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  • Typical home value

    $244,400

    5% above the county

    6% below South Carolina

    • Boiling Springs
    • Spartanburg
    • South Carolina

  • Typical rent

    $1,266a month

    17% above the county

    7% above South Carolina

    • Boiling Springs
    • Spartanburg
    • South Carolina

  • Typical household income

    $72,068a year

    9% above the county

    4% above South Carolina

    • Boiling Springs
    • Spartanburg
    • South Carolina

  • Households that own their home

    74%

    1 points above the county

    2 points above South Carolina

    • Boiling Springs
    • Spartanburg
    • South Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$279,810
0.9% more than 12 months ago
Typical rent
$1,595 a month
4.5% more than 12 months ago

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

Boiling Springs is in Spartanburg 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 Spartanburg County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Boiling Springs apart

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

  1. Nearby, in Gaffney, the typical home value is $137,700: 44% less than in Boiling Springs ($244,400).

  2. Nearby, in Gaffney, the typical rent is $887: 30% less than in Boiling Springs ($1,266).

  3. The typical rent in Boiling Springs is $1,266 a month, 17% more than in Spartanburg County as a whole ($1,084).

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

The homes here

Housing in Boiling Springs

What homes there are in Boiling Springs, 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

In Boiling Springs, 7 in 10 homes are single-family detached houses, about the same as in Spartanburg County.

Year built

Homes in Boiling Springs are newer: the typical year built is 2006; in Spartanburg County, 1990.

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
Monthly rent with utilities

With a mortgage

$1,382 a month

Spartanburg County: $1,401 a month

Without a mortgage

$436 a month

Spartanburg County: $412 a month

Owners with a mortgage

74%

Spartanburg County: 60%

In Boiling Springs, 74% of owners have a mortgage; their typical cost is $1,382 a month, about the same as in Spartanburg County.

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

The typical home value in Boiling Springs rose 50% since 2015–2019, less than in Spartanburg County (65%).

The typical rent in Boiling Springs rose 62% over the same time; in Spartanburg County, it rose 37%.

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

MeasureBoiling SpringsSpartanburg CountySouth CarolinaUnited States
Rental vacancy Unreliable estimate7.1%8.3%5.5%
Homeowner vacancy Unreliable estimate0.5%0.9%0.9%
More than one person per room Unreliable estimate2.5%2.0%3.4%
People per household 2.612.582.442.53
Drive alone 78%79%76%69%
Carpool Unreliable estimate10%9%9%
Public transit Unreliable estimate0%0%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 12%9%12%15%
Other means Unreliable estimate1%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Boiling Springs look like those in Spartanburg County: 2.61 people on average.

The car rules in Boiling Springs: 78% 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

Do the math

What would you pay each month for a home in Boiling Springs?

A typical home is tight for the typical income

We start with a typical home in Boiling Springs, worth $244,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income in Boiling Springs, which is $72,068 a year. For that payment to be 28% of income, a household would need to earn about $83,556 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Boiling Springs. 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 $8,554 (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

$1,950

at 7.18% · 30 years

Loan amount
$239,973
Total interest
$345,265
Paid off in
November 2056

Includes $4,127 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,682 a month

  • Tight

    $1,682 to $2,162 a month

    Your payment · 32%

  • Hard

    more than $2,162 a month

Compared with the typical household income in Boiling Springs ($72,068 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,950
Principal & interest$1,626
Property tax$114
Home insurance$102
FHA mortgage insurance (MIP)$108

You need at least $8,554 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

Boiling Springs and Spartanburg County

Boiling Springs is in Spartanburg 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).

Boiling Springs's own numbers

Typical home value
$244,400
Typical monthly rent
$1,266
Typical yearly household income
$72,068
Households that own their home
74%
Effective property tax rate
0.56%

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

Numbers for all of Spartanburg County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,196
Price change over 5 years (FHFA)
+62%
Homes in a high flood-risk zone
0.2%

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 Spartanburg County.

Everything about Spartanburg County

Buying

Buying a home in Boiling Springs

A typical home in Boiling Springs is worth $244,400: 5% above the county and 6% below South Carolina. With the typical household income in Boiling Springs ($72,068 a year), a typical home costs 3.4 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.

  • Boiling Springs 3.4 years
  • Spartanburg 3.5 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Spartanburg County

According to FHFA’s house price index, home prices in Spartanburg County rose 113% in the 10 years through 2025.

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

Period County South Carolina U.S.
Last year (2025) +3.5% +3.6% +2.9%
5 years (2020–2025) +62% +60% +47%
10 years (2015–2025) +113% +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

Boiling Springs next to Spartanburg 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
  • Boiling Springs $244,400
  • Spartanburg $233,300
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Boiling Springs $1,266
  • Spartanburg $1,084
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Boiling Springs $72,068
  • Spartanburg $66,234
  • South Carolina $69,324
  • United States $80,734
See the full table
Boiling Springs next to Spartanburg County and South Carolina
Measure Boiling Springs Spartanburg County South Carolina U.S.
Typical home value $244,400 $233,300 $259,000 $332,700
Typical monthly rent $1,266 $1,084 $1,180 $1,413
Typical yearly household income $72,068 $66,234 $69,324 $80,734
Households that own their home 74% 73% 72% 65%
Typical yearly property tax $1,364 $1,274 $1,251 $3,119
Effective property tax rate 0.56% 0.55% 0.48% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Spartanburg 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 Boiling Springs

For a typical $244,400 home in Boiling Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Boiling Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,950a month

    Least cash to close
    Down payment
    $8,554
    Cash to close
    $15,886
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $108

  • Conventional, 5% down $1,905a month

    Down payment
    $12,220
    Cash to close
    $19,552
    Rate
    7.18%
    Mortgage insurance
    PMI · $116

  • Conventional, 20% down, no PMI $1,540a month

    Down payment
    $48,880
    Cash to close
    $56,212
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,766a month

    Down payment
    $36,660
    Cash to close
    $43,992
    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 Boiling Springs and for Spartanburg County.

Property tax

Effective rate in Boiling Springs

0.56%of the home’s value each year

$1,364 a year for the typical owner in Boiling Springs.

  • Boiling Springs 0.56%
  • Spartanburg 0.55%
  • 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 Spartanburg County

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

Homes in the high-risk zone
0.2%
190
Of those, with NFIP insurance
34%
County South Carolina U.S.
Homes in the high-risk zone 0.2% 4% 3.5%
Of those, with NFIP insurance 34% 85% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Boiling Springs

Typical rent in Boiling Springs is $1,266 a month: 17% above the county.

HUD publishes a fair market rent for all of Spartanburg County, by unit size. To pay the 2-bedroom one ($1,196 a month) without spending more than 30% of your income, you would need to earn $23.00 an hour working full time.

HUD fair market rent for all of Spartanburg 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 $1,055 $20.29 $42,200
1 bedroom $1,099 $21.13 $43,960
2 bedrooms $1,196 $23.00 $47,840
3 bedrooms $1,457 $28.02 $58,280
4 bedrooms $1,722 $33.12 $68,880

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 Boiling Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Boiling Springs is in ZIP code 29316.

For 2 bedrooms it is $1,290: $94 more than the fair market rent for Spartanburg County ($1,196).

  • 29316 $1,290$1,570

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Boiling Springs 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 Boiling Springs

HUD lists 4 buildings with rents for lower incomes in Boiling Springs. These are the largest.

  • Mason Manor Apartments 305 Robert Mason Cir, Boiling Springs 29316 98 low-income homes · 1 bd: 98 · In service since 2017
  • Wilson Place Apts 235 Outlook Dr, Boiling Springs 29316 64 low-income homes · 1 bd: 16 · 2 bd: 32 · 3 bd: 16 · In service since 2003 · For families
  • Westwood Apts 925 Wesley Ct, Boiling Springs 29316 52 low-income homes · 1 bd: 10 · 2 bd: 26 · 3 bd: 16 · In service since 2010
  • Wilkinson Place 275 Laurelwood Dr, Boiling Springs 29316 20 low-income homes · For people with disabilities (864) 578-9871

See all 62 buildings in Spartanburg County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Boiling Springs

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.

There are 2 HUD-approved agencies with an office in Spartanburg County; none says it serves in Spanish.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Boiling Springs

No down payment, repair or rent-help program on our list is for Boiling Springs or Spartanburg County. The ones below are statewide in South Carolina: they work in Boiling Springs 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 Boiling Springs

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

  • Regenesis Community Development Corporation F/K/A Upstate Housing Partnership

    430 E Main St, Spartanburg · 7 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (864) 504-3090

  • Telamon Corporation - Greenville Branch

    300A S Daniel Morgan Ave, Spartanburg · 8 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (919) 899-9911

  • Greenville County Human Relations Commission

    301 University Rdg, Greenville · 28 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (864) 467-7095

Every agency in Spartanburg County All counseling agencies in South Carolina

Help in Spanish near Boiling Springs

None of the 3 agencies on this list say they serve 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 Boiling Springs

In HUD’s record, no housing authority with an office in Spartanburg County is named for Boiling Springs or Spartanburg County.

2 other authorities have an office in Spartanburg County: see the list Source: HUD

Cities

Other cities in Spartanburg County

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

Everything about Spartanburg County Housing in South Carolina

Nearby cities

The cities closest to Boiling Springs, with the typical home value.

Neighboring counties

If Spartanburg 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 Boiling Springs.

All guides
A father, a mother and their daughter smile among the avocado trees by their home in Somis, California.

Questions

Housing questions about Boiling Springs

Short answers with the numbers for Boiling Springs and all of Spartanburg 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 Boiling Springs?

The typical home value in Boiling Springs is $244,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Spartanburg County it is $233,300.

How much does it cost to rent in Boiling Springs?

Typical rent in Boiling Springs is $1,266 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Spartanburg County is $1,196.

What is the FHA loan limit in Boiling Springs?

Boiling Springs uses the FHA limit for all of Spartanburg 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 Boiling Springs?

The typical homeowner in Boiling Springs pays $1,364 a year, according to the U.S. Census Bureau. That is 0.56% of the home’s value; in Spartanburg County, the rate is 0.55%.

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

There are 2 HUD-approved counseling agencies with an office in Spartanburg County. 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).