The Most And Least Affordable Places to Live In South Carolina

Want to enjoy warm weather all year and beach life but without the high price tag of living? Try on South Carolina! The Palmetto State is more than sweet tea and azaleas, but that’s certainly part of its charm. The people who come here find a state flying under the radar. A low cost of living includes prime access to the waterfront through lakes, rivers, and the ocean. And there are even some mountains if you’d prefer that, too! 

The overall cost of living in South Carolina may run 10% under the national average, but only some places are on par with that affordability. After all, the state has two world-famous beach vacation destinations, PGA-worthy golfing resorts, and top retirement communities. Naturally, some SC cities have more affordable options for real estate than others.

So, where are the cheapest cities to live in South Carolina? By delving into the US Census median housing values reported for 2022 and analyzing the median home prices of single-family homes in the third quarter of 2023, we’ve honed in on the spots where your wallet can breathe a sigh of relief or might need a larger budget.

 

Three Most Affordable South Carolina Regions 

Orangeburg

When it comes to affordable living, centrally located Orangeburg is hard to beat. This South Carolina community has one of the lowest estimated housing values in the state, at $130,000. Orangeburg is the region’s principal city and the governmental seat for the eponymous county. The surrounding landscape is mainly agricultural or rural, with some waterfront on Lake Marion.

Known as “The Garden City,” Orangeburg lies 37 miles southeast of Columbia in the southern-central region between the Piedmont and the Low Country. It’s about halfway between the capital city and Charleston. 

Perks of Orangeburg, SC

The nickname comes from its Edisto Memorial Gardens, one of the top attractions in South Carolina and home to the annual Festival of Roses. Orangeburg’s central location is a serious perk for those who love nature. Nearby is Lake Marion, Santee State Park, and the Congaree National Park. These quiet nature preserves provide access to calm waters and miles of hiking trails. The North Fork of the Edisto River runs through town.

Other attractions are a planetarium and a civil rights museum. The town itself has a reputation for some fantastic Carolina-style barbeque. It’s also a college town, thanks to three colleges: South Carolina State, Claffin University, and Orangeburg-Calhoun Technical College. Football games at South Carolina State are a season highlight, having won multiple HBCU championships.

Housing in Orangeburg

Living in Orangeburg offers affordable attractions, happy people, and country-like hospitality. And it all comes with affordable housing costs. July 2024’s median list price of $252,000 for 422 homes for sale reflected the entire micro-political region. 

Sumter

With a median housing value of $160,600 and listed median home prices of $255,500 in July 2024, the Sumter metro area is the second most affordable region in South Carolina. 

Just east of Columbia, the state’s geographical center is also the state’s eighth-largest city. But, that’s just 42,000 people! What you’ll find is small-town southern living, a place both with national pride but where some residents have deep roots. Sumter’s historical sites go back to the Revolutionary era. It has an impressive military museum, with stories from early residents that include Revolutionary war heroes and generals.

Perks of Sumter County, SC

As a place to live in the modern era, you will find some more contemporary amenities. Downtown has an opera house, art gallery, and theater. Find 50 public art installations across the charming downtown. Local culture also loves its motorsports, with the Sumter Speedway and Darlington Speedway 30 miles away just outside to. For outdoor recreation, residents have a robust parks and recreation system with 30 sites and a famous Swan Lake (a park, not the ballet!). Two state parks are nearby, including Woods Bay State Park. Lake Marion and the Santee River Basin give this inland town places to fish and boat.

Shaw Air Force Base is the largest employer and anchors the town economically. However, Sumter County has a solid industrial manufacturing sector and represents the largest percentage of available jobs. Its second-largest employer is healthcare provider Prisma Health Tuomey.

Affordable housing options are a serious perk to living in Sumter. Some of the charming country towns include Sumter, Lakewood, and Shiloh. The estimated living cost is 20% under the national average, while the median household income fell to $56,937 for 2022.

Greenwood

Historical and beautiful, Greenwood is the third most affordable place to buy a home in South Carolina, with a median home value of $161,400. In September and October 2023, median prices landed at $249,900 for the greater area, a figure that was up 16.2% from a year ago.

Advantages of Greenwood, SC

Greenwood escapes the coastal heat with its Upstate location. Vacationers come here in the summer for lakefront fun. The relaxed pace of life is part of its charm. Uptown is the community epicenter. Along the walkable Main Street-style downtown, find a restored building housing an arts center, farmer’s markets, and delicious farm-to-table local restaurants. The pollinator gardens hint at the love for flowers vibe. This town hosts the SC Festival of Flowers during the summer. Thousands come to its family-friendly fun events. 

A few minutes away awaits Lake Greenwood on the Saluda River, where the state park provides boat access, camping, and trails. Lakefront golfing is at the Stoney Point Golf Club. Nearby towns in the Greenwood metro region are equally historic and charming. Visit the Revolutionary War sites, museums, and antique barns in the towns of Ninety-Six and Promised Land. 

Overall, Greenwood is an inexpensive town with an incredible variety of fun activities. The cost of living index places expenses at 27% below the national average.

The Most Expensive Places to Live in South Carolina

Greenville-Anderson Metro

Starting with the third most expensive region in South Carolina, the secret is out on Greenville, SC. The epicenter of Upstate culture has a lot to impress with activities across all four seasons. That alone makes it a popular place to buy a home. The median housing value here was $259,600, but third-quarter 2023 real estate sold prices were at $340,000. That was a 1.5% year-over-year increase.

Perks of Greenville, SC

What makes Greenville and its metro neighbor Anderson so popular? The cost of living definitely plays a big role, as it’s ranked 9% cheaper than the national average but 2% more expensive than the South Carolina average. However, it’s the quality of life you get for that price tag that really makes Greenville shine. The downtown area bursts with energy. Falls Park is the epicenter for the activity, with its walking path over the Reedy River and trails connecting the downtown area. Live concerts and festivals pack Greenville’s calendar, with ice skating in the winter and Artisphere in the summer. All the green spaces and historic architecture enhance the Upstate charm.

Plus, there’s a Zoo, public art scene, performing arts, restaurants and breweries, miles of recreational trails…so much to list! Residents also have a four-season climate, but mild, with year-round average temperatures at 60F. 

Besides things to do, it’s the largest public school system in the state. Neighbor Anderson County has two of the best school districts in the state, and Greenville is home to the South Carolina Governor’s School for the Arts and Humanities. A teaching college props up the local healthcare access, giving the Greenville metro some of the best medical care options in the Upstate. It has multiple job opportunities in sectors like manufacturing and health care. 

Even though it’s not one of the cheapest cities to live in South Carolina, Greenville and its metro still has below-average costs. 

Charleston Metro

Larger cities tend to have higher average prices for everything. So as the state’s largest city, Charleston naturally makes the list. The Holy City was the second most expensive place to live in South Carolina based on average prices. People outside the city know its beautiful historic district and Pineapple Fountain. Charleston’s classical antebellum homes and oak-shaded streets often place it among the most beautiful cities in the South, if not the nation.

The city has also earned much attention for its thriving and delicious food scene. Local chefs use fresh and local low-country ingredients and cooking styles. 

But as a place to live, there’s so much more to Charleston than just its downtown and culinary scene. Beautiful neighborhoods with a high quality of life surround the metro, from the affordable home prices in North Charleston to the top schools in Mount Pleasant to the relaxed pace of James Island. The bustling downtown includes a robust arts culture, boutique shopping, and museums. Day trip to destinations like the Isle of Palms or Murrells Inlet.

One perk of living in a larger city is the more diversified job market. Charleston has a large hospitality sector, but it’s also central for health care, education, and professional careers.

Housing Market in Charleston

The greater Charleston metro had a median housing value of $363,000. Real estate data from 2023 shows that the median home price was up 1.5% from the prior year to $404,972. 

The actual cost of housing varies across the metro. The most expensive Charleston median home costs were in:

• Sullivan’s Island: $3.8 million
• Isle of Palms: $1.51 million
• Kiawah Island: $1.46 million
• Daniel Island: $1.35
• Downtown Charleston: $948,000

Some areas do have affordable housing options, like Moncks Corner, Hanahan, and Greater Summerville.

Hilton Head-Bluffton

As a top vacation and retirement destination in South Carolina, the Hilton Head and the Bluffton metro area have some of the highest housing values in the state. It shouldn’t be a surprise being coastal towns. Between the natural beauty of the waterfront and the top golfing resorts, Hilton Head Island and the Lowcountry get a lot of attention.  

Both deliver big on that classic South Carolina southern hospitality vibe, with stately homes, moss-draped live oaks, and Lowcountry scenery. Each city earned accolades for low crime rates and for being among the “happiest seaside towns.” On the mainland, Bluffton is getting much attention from national media outlets as a great place to live. According to Open Table, it had one of the nation’s Top 100 restaurants in 2023. The heart of the Lowcountry town is a haven for artisans. It exudes Southern friendliness with its community events set against historic antebellum buildings. 

Of course, Hilton Head is equally attractive with its miles of oceanfront and 200+ dining choices. Sea Pines Resort is home to the state’s only annual PGA Tour Event. The spring and summer months are the busiest times, with community events like food festivals and marathons. 

Housing in Hilton Head Island-Bluffton

Both markets had a cost of living 4% above the national average. The metro median housing price for 2023 was at $516,000. As of September 2024, Bluffton’s median list price was $749,000. Hilton Head Island single-family homes had a median sold price of $1.1 million, while condos were at $485K in July 2024. The island frequently tops the list of most expensive cities in the state. By median household income, it’s also one of the wealthiest cities in South Carolina.

Cheapest Cities to Live in South Carolina

Even on the less affordable side, it’s clear the South Carolina real estate market is a deal. Nationwide median housing prices in Q2 2024 were $412,300; five of these six metros are below that. Explore South Carolina‘s affordable cities with a local real estate agent and discover why the Palmetto State is a great place to call home. 

Updated September 2024