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City · 13,253 residents · Orangeburg County, South Carolina

Orangeburg , South Carolina

In Orangeburg, a typical home is worth $163,500 and typical rent is $848 a month. Compared with all of Orangeburg County, the typical home value is 41% higher, typical household income is 15% lower, and the share of households that own their home is 22 points lower.

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  • Typical home value

    $163,500

    41% above the county

    37% below South Carolina

    • Orangeburg
    • County
    • South Carolina

  • Typical rent

    $848a month

    About the same as the county

    28% below South Carolina

    • Orangeburg
    • County
    • South Carolina

  • Typical household income

    $38,635a year

    15% below the county

    44% below South Carolina

    • Orangeburg
    • County
    • South Carolina

  • Households that own their home

    45%

    22 points below the county

    27 points below South Carolina

    • Orangeburg
    • County
    • South Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$165,830
3.6% more than 12 months ago
Typical rent
$1,152 a month
7.3% more than 12 months ago

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

Orangeburg is in Orangeburg 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 Orangeburg County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Orangeburg apart

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

  1. 45% of households in Orangeburg own their home, against 67% in Orangeburg County.

  2. The typical home in Orangeburg is worth $163,500, 41% more than in Orangeburg County as a whole ($115,800).

  3. Orangeburg has the 7th lowest typical household income of the 101 cities in South Carolina with more than 5,000 people ($38,635).

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

The homes here

Housing in Orangeburg

What homes there are in Orangeburg, 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

As in Orangeburg County, most homes in Orangeburg are detached houses (59%).

Year built

The typical home in Orangeburg was built in 1968, 15 years before the typical one in Orangeburg 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
Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($906), about 59% of rented homes in Orangeburg cost less.

With a mortgage

$1,235 a month

Orangeburg County: $1,257 a month

Without a mortgage

$466 a month

Orangeburg County: $424 a month

Owners with a mortgage

51%

Orangeburg County: 36%

In Orangeburg, 51% of owners have a mortgage; their typical cost is $1,235 a month, about the same as in Orangeburg 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

From 2015–2019 to 2020–2024, the typical home value in Orangeburg rose 55%; in Orangeburg County, it rose 25%.

Much as in Orangeburg County, the typical rent in Orangeburg rose 21% since 2015–2019.

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

MeasureOrangeburgOrangeburg CountySouth CarolinaUnited States
Rental vacancy 11.7%6.7%8.3%5.5%
Homeowner vacancy Unreliable estimate1.5%0.9%0.9%
More than one person per room Unreliable estimate2.1%2.0%3.4%
People per household 2.232.402.442.53
Drive alone 72%81%76%69%
Carpool 15%10%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 12%7%12%15%
Other means Unreliable estimate1%2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

There is more rental housing open in Orangeburg: 11.7% is empty and offered for rent, against 6.7% in Orangeburg County.

Fewer people live in each home here: 2.23 on average, against 2.40 in Orangeburg County.

In Orangeburg, 15% of workers share a car to get to work; in Orangeburg County, 10%.

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 Orangeburg?

A typical home costs more than the typical income allows

We start with a typical home in Orangeburg, worth $163,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 41% of the typical household income in Orangeburg, which is $38,635 a year. For that payment to be 28% of income, a household would need to earn about $56,715 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Orangeburg. 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 $5,723 (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

$1,323

at 7.18% · 30 years

Loan amount
$160,538
Total interest
$230,977
Paid off in
November 2056

Includes $2,761 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $901 a month

  • Tight

    $901 to $1,159 a month

  • Hard

    more than $1,159 a month

    Your payment · 41%

Compared with the typical household income in Orangeburg ($38,635 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,323
Principal & interest$1,088
Property tax$95
Home insurance$68
FHA mortgage insurance (MIP)$72

You need at least $5,723 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

Orangeburg and Orangeburg County

Orangeburg is in Orangeburg 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).

Orangeburg's own numbers

Typical home value
$163,500
Typical monthly rent
$848
Typical yearly household income
$38,635
Households that own their home
45%
Effective property tax rate
0.7%

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

Numbers for all of Orangeburg County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$906
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.5%

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 Orangeburg County.

Everything about Orangeburg County

Buying

Buying a home in Orangeburg

A typical home in Orangeburg is worth $163,500: 41% above the county and 37% below South Carolina. With the typical household income in Orangeburg ($38,635 a year), a typical home costs 4.2 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.

  • Orangeburg 4.2 years
  • County 2.5 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Orangeburg County

According to FHFA’s house price index, home prices in Orangeburg County rose 87% in the 10 years through 2025.

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

Period County South Carolina U.S.
Last year (2025) +2.7% +3.6% +2.9%
5 years (2020–2025) +54% +60% +47%
10 years (2015–2025) +87% +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

Orangeburg next to Orangeburg 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
  • Orangeburg $163,500
  • County $115,800
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Orangeburg $848
  • County $841
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Orangeburg $38,635
  • County $45,675
  • South Carolina $69,324
  • United States $80,734
See the full table
Orangeburg next to Orangeburg County and South Carolina
Measure Orangeburg Orangeburg County South Carolina U.S.
Typical home value $163,500 $115,800 $259,000 $332,700
Typical monthly rent $848 $841 $1,180 $1,413
Typical yearly household income $38,635 $45,675 $69,324 $80,734
Households that own their home 45% 67% 72% 65%
Typical yearly property tax $1,152 $749 $1,251 $3,119
Effective property tax rate 0.7% 0.65% 0.48% 0.94%
Renters with high rent for their income 63% 54% 52% 51%

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

For a typical $163,500 home in Orangeburg, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Orangeburg's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,323a month

    Least cash to close
    Down payment
    $5,723
    Cash to close
    $10,628
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $72

  • Conventional, 5% down $1,293a month

    Down payment
    $8,175
    Cash to close
    $13,080
    Rate
    7.18%
    Mortgage insurance
    PMI · $78

  • Conventional, 20% down, no PMI $1,050a month

    Down payment
    $32,700
    Cash to close
    $37,605
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,201a month

    Down payment
    $24,525
    Cash to close
    $29,430
    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 Orangeburg and for Orangeburg County.

Property tax

Effective rate in Orangeburg

0.7%of the home’s value each year

$1,152 a year for the typical owner in Orangeburg.

  • Orangeburg 0.7%
  • County 0.65%
  • 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 Orangeburg County

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

Homes in the high-risk zone
1.5%
577
Of those, with NFIP insurance
21%
County South Carolina U.S.
Homes in the high-risk zone 1.5% 4% 3.5%
Of those, with NFIP insurance 21% 85% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Orangeburg

Typical rent in Orangeburg is $848 a month: about the same as the county. In Orangeburg, 63% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Orangeburg County, by unit size. To pay the 2-bedroom one ($906 a month) without spending more than 30% of your income, you would need to earn $17.42 an hour working full time.

HUD fair market rent for all of Orangeburg 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 $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

By ZIP code

Fair market rent by ZIP code in Orangeburg

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Orangeburg has 3 ZIP codes with their own.

For 2 bedrooms it runs from $890 in 29115 to $1,150 in 29118.

1 of the 3 is above the fair market rent for Orangeburg County ($906).

  • 29115 $890$1,050
  • 29117 $890$1,050
  • 29118 $1,150$1,470

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Orangeburg 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 Orangeburg

HUD lists 22 buildings with rents for lower incomes in Orangeburg. These are the largest.

  • Roosevelt Gardens 1000 Presidential Dr, Orangeburg 29115 200 low-income homes · For families (803) 534-9701
  • PINCKNEY PLACE - Scattered Sites 1820 Saint Matthews Rd, Orangeburg 29118 195 low-income homes · For older adults (803) 535-0815
  • Orangeburg ST Paul 500 Fletcher St, Orangeburg 29115 135 homes, 134 low-income · Run by SC Regional Housing Authority No 3 · Average payment: $257 a month · Average wait: 16 months (803) 259-3588
  • Glenfield Apartments 2450 Columbia Rd, Orangeburg 29118 104 low-income homes · For families (803) 536-6244
  • Orangeburg Manor 1120 Wolfe Trl, Orangeburg 29115 100 low-income homes · For families (803) 534-8856

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

Free help

Help to buy or rent in Orangeburg

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 Orangeburg County; none says it serves in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Orangeburg

1 program is for Orangeburg or Orangeburg County, by its own record: they come first, each with what its official page says about being open. The ones below are statewide in South Carolina: they work in Orangeburg the same as in the rest of the state.

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

  • County First Initiative

    For Orangeburg 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

    See the program Official page

  • 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 Orangeburg

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

  • New America Corporation

    1136 Russell St, Orangeburg · 0 miles away

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

  • Southeastern Housing & Community Development Fka Southeastern Housing Foundation

    986 Doyle St, Orangeburg · 0 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 · 40 miles away · Spanish

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

Every agency in Orangeburg County All counseling agencies in South Carolina

Help in Spanish near Orangeburg

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 Orangeburg

HUD lists no housing authority with an office in Orangeburg County. One in a neighboring county or the state’s may serve the area.

All housing agencies in South Carolina Source: HUD

Cities

Nearby cities

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

Everything about Orangeburg County Housing in South Carolina

Neighboring counties

If Orangeburg 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 Orangeburg.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Orangeburg

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

The typical home value in Orangeburg is $163,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Orangeburg County it is $115,800.

How much does it cost to rent in Orangeburg?

Typical rent in Orangeburg is $848 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Orangeburg County is $906.

What is the FHA loan limit in Orangeburg?

Orangeburg uses the FHA limit for all of Orangeburg 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 Orangeburg?

The typical homeowner in Orangeburg pays $1,152 a year, according to the U.S. Census Bureau. That is 0.7% of the home’s value; in Orangeburg County, the rate is 0.65%.

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

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