Español

Este sitio también está en español. Leer en español

City · 26,144 residents · Greenville County, South Carolina

Simpsonville , South Carolina

In Simpsonville, a typical home is worth $299,300 and typical rent is $1,415 a month. Compared with all of Greenville County, typical rent is 12% higher and typical household income is 7% higher.

WhatsApp

  • Typical home value

    $299,300

    About the same as the county

    16% above South Carolina

    • Simpsonville
    • Greenville
    • South Carolina

  • Typical rent

    $1,415a month

    12% above the county

    20% above South Carolina

    • Simpsonville
    • Greenville
    • South Carolina

  • Typical household income

    $82,457a year

    7% above the county

    19% above South Carolina

    • Simpsonville
    • Greenville
    • South Carolina

  • Households that own their home

    68%

    About the same as the county

    3 points below South Carolina

    • Simpsonville
    • Greenville
    • South Carolina

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

Market now, with Zillow data

Zillow data
Typical home value
$377,501
1.3% more than 12 months ago
Typical rent
$1,848 a month
2.7% more than 12 months ago

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

Simpsonville is in Greenville 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 Greenville County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Simpsonville apart

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

  1. Nearby, in Gantt, the typical home value is $184,400: 38% less than in Simpsonville ($299,300).

  2. Nearby, in Gantt, the typical rent is $1,062: 25% less than in Simpsonville ($1,415).

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

The homes here

Housing in Simpsonville

What homes there are in Simpsonville, 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 the most common home in Simpsonville: 70% of homes, near the figure in Greenville County (68%).

Year built

Homes in Simpsonville are newer: the typical year built is 1999; in Greenville County, 1992.

By size, homes in Simpsonville look like those in Greenville County: 68% have 3 bedrooms or more.

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 Greenville County is $541,287, and about 96% of owner-occupied homes in Simpsonville are worth less than that.

Monthly rent with utilities

With a mortgage

$1,470 a month

Greenville County: $1,561 a month

Without a mortgage

$459 a month

Greenville County: $459 a month

Owners with a mortgage

73%

Greenville County: 62%

The typical cost for an owner with a mortgage in Simpsonville is $1,470 a month, less than in Greenville County ($1,561); without one, $459.

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 Simpsonville rose 73%; in Greenville County, it rose 63%.

The typical rent in Simpsonville rose 34% over the same time; in Greenville County, it rose 38%.

Here income did not keep up with housing: it rose 15%, while home values changed +73% and rent +34%.

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

MeasureSimpsonvilleGreenville CountySouth CarolinaUnited States
Rental vacancy Unreliable estimate7.4%8.3%5.5%
Homeowner vacancy Unreliable estimate1.0%0.9%0.9%
More than one person per room Unreliable estimate2.3%2.0%3.4%
People per household 2.562.432.442.53
Drive alone 77%75%76%69%
Carpool 7%8%9%9%
Public transit Unreliable estimate0%0%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 15%14%12%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.56 on average, against 2.43 in Greenville County.

In Simpsonville, 77% of workers drive alone to work; in Greenville County, 75%.

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 Simpsonville?

A typical home is tight for the typical income

We start with a typical home in Simpsonville, worth $299,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 34% of the typical household income in Simpsonville, which is $82,457 a year. For that payment to be 28% of income, a household would need to earn about $101,470 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Simpsonville. 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 $10,476 (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

$2,368

at 7.18% · 30 years

Loan amount
$293,878
Total interest
$422,822
Paid off in
November 2056

Includes $5,054 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,924 a month

  • Tight

    $1,924 to $2,474 a month

    Your payment · 34%

  • Hard

    more than $2,474 a month

Compared with the typical household income in Simpsonville ($82,457 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,368
Principal & interest$1,991
Property tax$120
Home insurance$125
FHA mortgage insurance (MIP)$132

You need at least $10,476 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

Simpsonville and Greenville County

Simpsonville is in Greenville 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).

Simpsonville's own numbers

Typical home value
$299,300
Typical monthly rent
$1,415
Typical yearly household income
$82,457
Households that own their home
68%
Effective property tax rate
0.48%

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

Numbers for all of Greenville County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,507
Price change over 5 years (FHFA)
+61%
Homes in a high flood-risk zone
0.6%

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 Greenville County.

Everything about Greenville County

Buying

Buying a home in Simpsonville

A typical home in Simpsonville is worth $299,300: about the same as the county and 16% above South Carolina. With the typical household income in Simpsonville ($82,457 a year), a typical home costs 3.6 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.

  • Simpsonville 3.6 years
  • Greenville 3.9 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Greenville County

According to FHFA’s house price index, home prices in Greenville County rose 118% in the 10 years through 2025.

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

Period County South Carolina U.S.
Last year (2025) +3.8% +3.6% +2.9%
5 years (2020–2025) +61% +60% +47%
10 years (2015–2025) +118% +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

Simpsonville next to Greenville 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
  • Simpsonville $299,300
  • Greenville $299,000
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Simpsonville $1,415
  • Greenville $1,262
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Simpsonville $82,457
  • Greenville $76,932
  • South Carolina $69,324
  • United States $80,734
See the full table
Simpsonville next to Greenville County and South Carolina
Measure Simpsonville Greenville County South Carolina U.S.
Typical home value $299,300 $299,000 $259,000 $332,700
Typical monthly rent $1,415 $1,262 $1,180 $1,413
Typical yearly household income $82,457 $76,932 $69,324 $80,734
Households that own their home 68% 69% 72% 65%
Typical yearly property tax $1,443 $1,512 $1,251 $3,119
Effective property tax rate 0.48% 0.51% 0.48% 0.94%
Renters with high rent for their income 46% 51% 52% 51%

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

For a typical $299,300 home in Simpsonville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Simpsonville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,368a month

    Least cash to close
    Down payment
    $10,476
    Cash to close
    $19,455
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $132

  • Conventional, 5% down $2,313a month

    Down payment
    $14,965
    Cash to close
    $23,944
    Rate
    7.18%
    Mortgage insurance
    PMI · $142

  • Conventional, 20% down, no PMI $1,866a month

    Down payment
    $59,860
    Cash to close
    $68,839
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,143a month

    Down payment
    $44,895
    Cash to close
    $53,874
    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 Simpsonville and for Greenville County.

Property tax

Effective rate in Simpsonville

0.48%of the home’s value each year

$1,443 a year for the typical owner in Simpsonville.

  • Simpsonville 0.48%
  • Greenville 0.51%
  • 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 Greenville County

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

Homes in the high-risk zone
0.6%
1,128
Of those, with NFIP insurance
45%
County South Carolina U.S.
Homes in the high-risk zone 0.6% 4% 3.5%
Of those, with NFIP insurance 45% 85% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Simpsonville

Typical rent in Simpsonville is $1,415 a month: 12% above the county. In Simpsonville, 46% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Greenville County, by unit size. To pay the 2-bedroom one ($1,507 a month) without spending more than 30% of your income, you would need to earn $28.98 an hour working full time.

HUD fair market rent for all of Greenville 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 $1,329 $25.56 $53,160
1 bedroom $1,384 $26.62 $55,360
2 bedrooms $1,507 $28.98 $60,280
3 bedrooms $1,801 $34.63 $72,040
4 bedrooms $2,124 $40.85 $84,960

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 Simpsonville

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

For 2 bedrooms it runs from $1,870 in 29680 to $2,020 in 29681.

2 of the 2 are above the fair market rent for Greenville County ($1,507).

  • 29680 $1,870$2,230
  • 29681 $2,020$2,410

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

HUD lists 3 buildings with rents for lower incomes in Simpsonville. These are the largest.

  • Gateway Village, Alp 501 Boyd Ave, Simpsonville 29681 70 low-income homes · For families (864) 963-9343
  • Woodcreek Apts II 1216 E Georgia Rd, Simpsonville 29681 48 low-income homes · 1 bd: 16 · 2 bd: 32 · In service since 2010
  • Parkside at Main 1000 Princeton Elm Ct, Simpsonville 29681 42 low-income homes · 1 bd: 6 · 2 bd: 24 · 3 bd: 12 · In service since 2020 · For families

See all 82 buildings in Greenville County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Simpsonville

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 is 1 HUD-approved agency with an office in Greenville County; none says it serves in Spanish.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Simpsonville

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

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

  • Greenville County Human Relations Commission

    301 University Rdg, Greenville · 11 miles away

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

  • Telamon Corporation - Greenville Branch

    300A S Daniel Morgan Ave, Spartanburg · 23 miles away

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

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

    430 E Main St, Spartanburg · 25 miles away

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

Every agency in Greenville County All counseling agencies in South Carolina

Help in Spanish near Simpsonville

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 Simpsonville

In HUD’s record, no housing authority with an office in Greenville County is named for Simpsonville or Greenville County.

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

Cities

Other cities in Greenville County

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

Everything about Greenville County Housing in South Carolina
See 1 more city in Greenville County, with its price and rent

Every city has its own page with prices, rents and help.

Nearby cities

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

Neighboring counties

If Greenville 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 Simpsonville.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Simpsonville

Short answers with the numbers for Simpsonville and all of Greenville 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 Simpsonville?

The typical home value in Simpsonville is $299,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Greenville County it is $299,000.

How much does it cost to rent in Simpsonville?

Typical rent in Simpsonville is $1,415 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Greenville County is $1,507.

What is the FHA loan limit in Simpsonville?

Simpsonville uses the FHA limit for all of Greenville 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 Simpsonville?

The typical homeowner in Simpsonville pays $1,443 a year, according to the U.S. Census Bureau. That is 0.48% of the home’s value; in Greenville County, the rate is 0.51%.

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

There is 1 HUD-approved counseling agency with an office in Greenville 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).