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City · 8,921 residents · Lancaster County, South Carolina

Lancaster , South Carolina

In Lancaster, a typical home is worth $239,100 and typical rent is $868 a month. Compared with all of Lancaster County, typical household income is 41% lower, the typical home value is 28% lower, and the share of households that own their home is 33 points lower.

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  • Typical home value

    $239,100

    28% below the county

    8% below South Carolina

    • Lancaster
    • County
    • South Carolina

  • Typical rent

    $868a month

    9% below the county

    26% below South Carolina

    • Lancaster
    • County
    • South Carolina

  • Typical household income

    $46,311a year

    41% below the county

    33% below South Carolina

    • Lancaster
    • County
    • South Carolina

  • Households that own their home

    50%

    33 points below the county

    21 points below South Carolina

    • Lancaster
    • County
    • South Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$285,326
about the same as 12 months ago
Typical rent
$1,431 a month

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

Lancaster is in Lancaster 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 Lancaster County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Lancaster apart

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

  1. 50% of households in Lancaster own their home, against 83% in Lancaster County.

  2. Nearby, in Chester, the typical home value is $123,000: 49% less than in Lancaster ($239,100).

  3. The typical household income in Lancaster is $46,311, 41% less than in Lancaster County as a whole ($78,869).

  4. The typical home in Lancaster is worth $239,100, 28% less than in Lancaster County as a whole ($329,900).

  5. 19% of households in Lancaster have no internet at home (9% in Lancaster County).

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

The homes here

Housing in Lancaster

What homes there are in Lancaster, 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 are the majority in Lancaster (68%), but less so than in Lancaster County (76%).

Year built

The typical home in Lancaster was built in 1972, 28 years before the typical one in Lancaster County.

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

At least 96% of owner-occupied homes in Lancaster are worth less than $500,000, below the FHA loan limit for Lancaster County ($541,287).

Monthly rent with utilities

With a mortgage

$1,332 a month

Lancaster County: $1,684 a month

Without a mortgage

$394 a month

Lancaster County: $429 a month

Owners with a mortgage

60%

Lancaster County: 59%

Owning costs less in Lancaster: with a mortgage, the typical cost is $1,332 a month; in Lancaster County, $1,684. Without one, $394.

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 Lancaster rose 69%; in Lancaster County, it rose 65%.

The typical rent in Lancaster rose 25% since 2015–2019, about the same as in Lancaster County (24%).

The typical household income in Lancaster rose 54% over that time; home values changed +69% and rent +25%.

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

MeasureLancasterLancaster CountySouth CarolinaUnited States
Rental vacancy Unreliable estimate8.6%8.3%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.9%0.9%
More than one person per room Unreliable estimate2.0%2.0%3.4%
People per household 2.422.562.442.53
Drive alone 81%71%76%69%
Carpool 10%7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate2%3%
Work from home Unreliable estimate20%12%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.42 on average, against 2.56 in Lancaster County.

To get to work, 81% of workers in Lancaster drive alone; in Lancaster County, 71%.

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 Lancaster?

A typical home costs more than the typical income allows

We start with a typical home in Lancaster, worth $239,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 49% of the typical household income in Lancaster, which is $46,311 a year. For that payment to be 28% of income, a household would need to earn about $81,659 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Lancaster. 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 $8,369 (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

$1,905

at 7.18% · 30 years

Loan amount
$234,769
Total interest
$337,777
Paid off in
November 2056

Includes $4,038 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,081 a month

  • Tight

    $1,081 to $1,389 a month

  • Hard

    more than $1,389 a month

    Your payment · 49%

Compared with the typical household income in Lancaster ($46,311 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,905
Principal & interest$1,590
Property tax$110
Home insurance$100
FHA mortgage insurance (MIP)$106

You need at least $8,369 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

Lancaster and Lancaster County

Lancaster is in Lancaster 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).

Lancaster's own numbers

Typical home value
$239,100
Typical monthly rent
$868
Typical yearly household income
$46,311
Households that own their home
50%
Effective property tax rate
0.55%

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

Numbers for all of Lancaster County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,069
Price change over 5 years (FHFA)
+61%
Homes in a high flood-risk zone
0.4%

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 Lancaster County.

Everything about Lancaster County

Buying

Buying a home in Lancaster

A typical home in Lancaster is worth $239,100: 28% below the county and 8% below South Carolina. With the typical household income in Lancaster ($46,311 a year), a typical home costs 5.2 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.

  • Lancaster 5.2 years
  • County 4.2 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Lancaster County

According to FHFA’s house price index, home prices in Lancaster County rose 111% in the 10 years through 2025.

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

Period County South Carolina U.S.
Last year (2025) +1.6% +3.6% +2.9%
5 years (2020–2025) +61% +60% +47%
10 years (2015–2025) +111% +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

Lancaster next to Lancaster 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
  • Lancaster $239,100
  • County $329,900
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Lancaster $868
  • County $959
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Lancaster $46,311
  • County $78,869
  • South Carolina $69,324
  • United States $80,734
See the full table
Lancaster next to Lancaster County and South Carolina
Measure Lancaster Lancaster County South Carolina U.S.
Typical home value $239,100 $329,900 $259,000 $332,700
Typical monthly rent $868 $959 $1,180 $1,413
Typical yearly household income $46,311 $78,869 $69,324 $80,734
Households that own their home 50% 83% 72% 65%
Typical yearly property tax $1,320 $1,657 $1,251 $3,119
Effective property tax rate 0.55% 0.5% 0.48% 0.94%
Renters with high rent for their income 64% 57% 52% 51%

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

For a typical $239,100 home in Lancaster, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Lancaster's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,905a month

    Least cash to close
    Down payment
    $8,369
    Cash to close
    $15,542
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $106

  • Conventional, 5% down $1,862a month

    Down payment
    $11,955
    Cash to close
    $19,128
    Rate
    7.18%
    Mortgage insurance
    PMI · $114

  • Conventional, 20% down, no PMI $1,505a month

    Down payment
    $47,820
    Cash to close
    $54,993
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,726a month

    Down payment
    $35,865
    Cash to close
    $43,038
    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 Lancaster and for Lancaster County.

Property tax

Effective rate in Lancaster

0.55%of the home’s value each year

$1,320 a year for the typical owner in Lancaster.

  • Lancaster 0.55%
  • County 0.5%
  • 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 Lancaster County

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

Homes in the high-risk zone
0.4%
168
Of those, with NFIP insurance
26%
County South Carolina U.S.
Homes in the high-risk zone 0.4% 4% 3.5%
Of those, with NFIP insurance 26% 85% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Lancaster

Typical rent in Lancaster is $868 a month: 9% below the county. In Lancaster, 64% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Lancaster County, by unit size. To pay the 2-bedroom one ($1,069 a month) without spending more than 30% of your income, you would need to earn $20.56 an hour working full time.

HUD fair market rent for all of Lancaster 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 $943 $18.13 $37,720
1 bedroom $982 $18.88 $39,280
2 bedrooms $1,069 $20.56 $42,760
3 bedrooms $1,466 $28.19 $58,640
4 bedrooms $1,787 $34.37 $71,480

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 Lancaster

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Lancaster is in ZIP code 29720.

For 2 bedrooms it is $1,010: $59 less than the fair market rent for Lancaster County ($1,069).

  • 29720 $1,010$1,390

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

HUD lists 14 buildings with rents for lower incomes in Lancaster. These are the largest.

  • Palmetto Place Apts 2901 Pardue St, Lancaster 29720 165 low-income homes · 1 bd: 30 · 2 bd: 50 · 3 bd: 56 · 4 bd: 29 · In service since 2011 · For families (803) 283-9906
  • Caroline Courts 1702 Caroline Ct, Lancaster 29720 140 low-income homes · Run by Housing Authority of Lancaster · Average payment: $387 a month · Average wait: 9 months (803) 285-7214
  • Knolwood I and II Apartments 265 Knollwood Apts Dr, Lancaster 29720 88 low-income homes · 1 bd: 36 · 2 bd: 52 · In service since 2018 · For families
  • Northwest Apts 3058 NW Apartment Dr, Lancaster 29720 72 low-income homes · 1 bd: 8 · 2 bd: 56 · 3 bd: 8 · In service since 2008
  • Lancaster Assoc (lancaster Manor) 201 Chesterfield Ave, Lancaster 29720 66 low-income homes · 1 bd: 60 · 2 bd: 6 · In service since 2006 · For older adults (803) 286-4453

See all 14 buildings in Lancaster County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Lancaster

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 Lancaster County. The nearest ones are below; many serve by phone or online.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Lancaster

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

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

  • NSC (naca Counseling Subsidiary) - Columbia, SC

    810 Dutch Square Blvd Suite 220, Columbia · 51 miles away · Spanish

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

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

    430 E Main St, Spartanburg · 67 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 · 67 miles away

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

All counseling agencies in South Carolina

Help in Spanish near Lancaster

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 Lancaster

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

  • Housing Authority of Lancaster Public housing and Section 8 vouchers (803) 285-7214

All housing agencies in South Carolina Source: HUD

Cities

Nearby cities

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

Everything about Lancaster County Housing in South Carolina

Neighboring counties

If Lancaster 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 Lancaster.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Lancaster

Short answers with the numbers for Lancaster and all of Lancaster 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 Lancaster?

The typical home value in Lancaster is $239,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lancaster County it is $329,900.

How much does it cost to rent in Lancaster?

Typical rent in Lancaster is $868 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lancaster County is $1,069.

What is the FHA loan limit in Lancaster?

Lancaster uses the FHA limit for all of Lancaster 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 Lancaster?

The typical homeowner in Lancaster pays $1,320 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Lancaster County, the rate is 0.5%.

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

We found no HUD-approved counseling agencies with an office in Lancaster 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).