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County in South Carolina

Orangeburg County, South Carolina

Orangeburg County is a county in South Carolina with 83,253 residents, No. 17 of 46 by population. In Orangeburg County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $115,800. To rent a 2-bedroom apartment at Fair Market Rent ($906 a month) without going over 30% of your income, you need to earn about $17.42 an hour.

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  • Typical home price

    $115,800

    −55% vs. South Carolina −65% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Orangeburg
    • South Carolina
    • United States

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

  • Fair market rent, 2 bedrooms

    $906 a month

    −35% vs. South Carolina −48% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Orangeburg
    • South Carolina
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Orangeburg
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.65% of value per year

    +35% vs. South Carolina −31% vs. U.S.

    $749 a year for the typical owner

    • Orangeburg
    • South Carolina
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$162,517
4.7% more than 12 months ago
Typical rent
$1,180 a month
8.4% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Orangeburg County today?

With an FHA loan and the minimum down payment, a typical home would cost about $932 a month: 24% of the typical household income here. The typical home value is 55% less than in South Carolina overall. The typical property tax is $749 a year (about 0.65% of home value), lower than in South Carolina.

54% of renter households spend 30% or more of their income on housing. There are 3 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Orangeburg County apart

  1. Nearby, in Bamberg County, the typical home value is $97,800: 16% less than in Orangeburg County ($115,800).

  2. According to Zillow, in the 12 months to September 2026 the typical home value in Orangeburg County rose 4.7%; in South Carolina, it rose 0.9%.

  3. From 2020 to 2025, home prices in Orangeburg County rose 54% on FHFA's index, slower than in South Carolina (60%).

  4. 17% of households in Orangeburg County have no internet at home, against 8% in South Carolina.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data); FHFA (2025 data). Zillow data

The homes here

Housing in Orangeburg County

What homes there are in Orangeburg County, 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 is still the most common home in Orangeburg County, but it weighs less than in South Carolina: 57% against 65%.

There are more mobile homes here than in South Carolina: 31% of homes, against 14%.

Year built

Homes in Orangeburg County are older: the typical year built is 1983; in South Carolina, 1992.

In Orangeburg County, 73% of homes have 3 bedrooms or more, about the same as in South Carolina.

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 FHA loan limit for this county is $541,287, and about 97% of owner-occupied homes in Orangeburg County are worth less than that.

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($906), about 58% of rented homes in Orangeburg County cost less.

With a mortgage

$1,257 a month

South Carolina: $1,529 a month

Without a mortgage

$424 a month

South Carolina: $448 a month

Owners with a mortgage

36%

South Carolina: 57%

In Orangeburg County, 36% of owners have a mortgage, and their typical cost is $1,257 a month, against $1,529 in South Carolina. Without one it drops to $424.

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

Homes in Orangeburg County gained value more slowly than in South Carolina: 25% since 2015–2019, against 60%.

Since 2015–2019, the typical rent in Orangeburg County rose 22%, less than in South Carolina (32%).

To compare: typical income in Orangeburg County rose 20%; the home, +25%; the rent, +22%.

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

MeasureOrangeburg CountySouth CarolinaUnited States
Rental vacancy 6.7%8.3%5.5%
Homeowner vacancy 1.5%0.9%0.9%
More than one person per room 2.1%2.0%3.4%
People per household 2.402.442.53
Drive alone 81%76%69%
Carpool 10%9%9%
Public transit Unreliable estimate0%3%
Walk or bike 1%2%3%
Work from home 7%12%15%
Other means 1%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Orangeburg County, the rental vacancy rate is 6.7%; in South Carolina, 8.3%.

More than one person per room: that is how 2.1% of households in Orangeburg County live, near the figure in South Carolina (2.0%).

Much as in South Carolina, a household in Orangeburg County has 2.40 people on average.

The car rules in Orangeburg County: 81% 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 in Orangeburg County?

A typical home is within reach of the typical income

We start with a typical home of $115,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 24% of the typical household income here, which is $45,675 a year.

Your numbers

Local data
$

Starts at the typical home value in Orangeburg County. 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 $4,053 (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

$932

at 7.18% · 30 years

Loan amount
$113,703
Total interest
$163,591
Paid off in
November 2056

Includes $1,956 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,066 a month

    Your payment · 24%

  • Tight

    $1,066 to $1,370 a month

  • Hard

    more than $1,370 a month

Compared with the typical household income in Orangeburg County ($45,675 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$932
Principal & interest$770
Property tax$63
Home insurance$48
FHA mortgage insurance (MIP)$51

You need at least $4,053 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.

Buying a home

Buying a home in Orangeburg County

Here you'll see how prices have changed, how Orangeburg County compares with South Carolina and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Orangeburg County rose 87% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here South Carolina United States
In 2025 +2.7% +3.6% +2.9%
5 years (2020–2025) +54% +60% +47%
10 years (2015–2025) +87% +104% +85%
See each year's change

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 county indexes experimental. Source: FHFA, 2025 data

Orangeburg County compared with South Carolina and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Orangeburg $115,800
  • South Carolina $259,000
  • United States $332,700
Typical rent a month
  • Orangeburg $841
  • South Carolina $1,180
  • United States $1,413
Typical household income a year
  • Orangeburg $45,675
  • South Carolina $69,324
  • United States $80,734
See the full table
Orangeburg compared with South Carolina and the United States
MeasureHereSouth CarolinaU.S.
Residents83,2535,296,225334,922,499
Typical home value$115,800$259,000$332,700
Typical household income$45,675$69,324$80,734
Typical rent$841$1,180$1,413
Fair Market Rent (2 bedrooms)$906$1,391$1,750
Hourly wage to rent a 2-bedroom$17.42$26.75$33.65
Typical property tax$749$1,251$3,119
Effective tax rate0.65%0.48%0.94%
Households that own their home67%72%65%
Renters spending 30% or more on rent54%52%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: South Carolina shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Orangeburg County

For a typical $115,800 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $932 $4,053 $113,703 7.18% FHA MIP · $51 $7,527 580
Conventional, 5% down $911 $5,790 $110,010 7.18% PMI · $55 $9,264 620*
Conventional, 20% down, no PMI $739 $23,160 $92,640 7.18% None $26,634 620*
ITIN, 15% down (example) $846 $17,370 $98,430 8.18% None $20,844 Set by the lender
  • 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.

Everything about buying in Orangeburg County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Orangeburg County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Orangeburg County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Orangeburg County, the typical owner pays $749 a year: about 0.65% of the home's value. That is more than the rest of South Carolina and less than the national average.

  • Orangeburg 0.65%
  • South Carolina 0.48%
  • United States 0.94%

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

Is there a flood risk?

According to FEMA, in Orangeburg County 1.5% of homes (577) are in a high-risk flood zone. Of those homes, 21% 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)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Orangeburg County

The natural hazards FEMA measures in Orangeburg County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Orangeburg County is relatively moderate.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $44.3 million in losses a year in Orangeburg County, across buildings, people and crops.

Of all the hazards, FEMA expects hurricane to do the most damage to buildings: about $12.2 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. HurricaneRelatively high $12.2 million a year
  2. Inland floodingRelatively moderate $10.5 million a year
  3. EarthquakeRelatively moderate $6 million a year
  4. TornadoRelatively moderate $886,070 a year
  5. WildfireRelatively low $224,638 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Orangeburg County is climate zone 3A in the home energy code (IECC): humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$29.83$21.00 and $38.08
Plumbers, pipefitters and steamfitters$23.34$19.57 and $37.02
Heating, air conditioning and refrigeration mechanics$27.16$18.28 and $37.35
Carpenters$23.00$16.53 and $37.62
Maintenance and repair workers, general$21.63$13.98 and $32.35

An electrician earns about $29.83 an hour in the Southern South Carolina nonmetropolitan area, and a plumber, about $23.34.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for roofers and painters in this area.

Need help paying for a repair?

Renting

Renting in Orangeburg County

The typical rent in Orangeburg County is $841 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

54% of renter households in Orangeburg County spend 30% or more of their income on housing. 32% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $659 $12.67 $26,360
1 bedroom $746 $14.35 $29,840
2 bedrooms $906 $17.42 $36,240
3 bedrooms $1,080 $20.77 $43,200
4 bedrooms $1,191 $22.90 $47,640

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

Free help in Orangeburg County

Programs and counseling in Orangeburg County

There are 2 HUD-approved housing counseling agencies in Orangeburg County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father holds his baby and his young son by a white picket fence.

HUD counseling is free or low-cost

South Carolina down payment programs

  1. 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

    No first-time requirement. Run by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable Verified November 5, 2026

  2. 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

    No first-time requirement. Run by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable Verified November 5, 2026

  3. 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

    First-time buyers only. Run by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable Verified November 5, 2026

Which programs do I qualify for? See all South Carolina programs

Help in Spanish in Orangeburg County

None of the 2 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.

Public housing agencies

HUD lists no public housing authority based in Orangeburg County. The authority of a nearby county or the state may serve this area.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Orangeburg County. The full list is on the South Carolina counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • New America Corporation

    1136 Russell St, Orangeburg

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

  • Southeastern Housing & Community Development Fka Southeastern Housing Foundation

    986 Doyle St, Orangeburg

    • Budget and financial counseling
    • Fair housing pre-purchase workshops
    • and 3 more
    (803) 534-9950
See every agency in South Carolina

Places

Cities in Orangeburg County

This site has no city pages of Orangeburg County. The neighboring counties are below.

See all 1 cities of Orangeburg County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Orangeburg County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Orangeburg County in 2026?

Orangeburg County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Orangeburg County?

Orangeburg County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Orangeburg County?

The typical home value in Orangeburg County is $115,800 (Average 2020–2024, U.S. Census). Across South Carolina it's $259,000.

How much does it cost to rent in Orangeburg County?

Orangeburg County has a typical rent of $841 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $906 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Orangeburg County?

About $17.42 an hour working full time (2,080 hours a year), or $36,240 a year, so the fair market rent of $906 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).