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, with a low cost of living but 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 cities have more expensive real estate markets.

So where are they? By delving into the US Census median housing values reported for 2022 and analyzing the median sale 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

This South Carolina community has one of the lowest estimated housing values in the state, at $130,000. Known as “The Garden City,” find Orangeburg 37 miles southeast of Columbia in the southern-central region between the Piedmont and the Low Country. 

The nickname comes from its Edisto Memorial Gardens, one of the top attractions in South Carolina and home to the annual Festival of Roses. The town also has a reputation for some fantastic Carolina-style barbeque. Three colleges lend it a youthful vibe: South Carolina State, Claffin University, and Orangeburg-Calhoun Technical College.

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. October 2023’s median list price of $250,000 reflected the entire micro-political region. 

Sumter

With a median housing value of $160,600 and median list prices of $273,000 in October 2023, 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. Sumter has historical sites going back to the Revolutionary era. Residents have two state parks, a robust parks and recreation system with 30 sites, and a famous Swan Lake (a park, not the ballet!) Shaw Air Force Base and a solid industrial manufacturing sector anchor the town economically.

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 sale prices landed at $249,900 for the greater area, a price that was up 16.2% from a year ago.

Greenwood escapes the coastal heat with its western location. It’s attractive to those seeking a relaxed pace of life or a vacation destination. Uptown is the community epicenter and a 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 flowers vibe, as this town does host the SC Festival of Flowers. 

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. The larger Greenwood metro region is equally historic, with museums and antique barns found in the towns of Ninety-Six and Promised Land. 

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. The epicenter of Upstate culture has a lot to impress with activities across all four seasons, so it’s a popular place to buy a home. The median housing value here was $259,600, but third-quarter real estate sold prices were at $340,000. That was a 1.5% year-over-year increase.

What makes Greenville and its metro neighbor Anderson so popular? The cost of living definitely plays a big role, but the quality of life you get for that price tag 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. 

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 and home to the South Carolina Governor’s School for the Arts and Humanities. The health care system is propped up by a teaching college, giving the Greenville metro some of the best medical care options in the upstate.

Charleston Metro

The Holy City was the second most expensive place to live in South Carolina. People outside the city know its beautiful historic district and Pineapple Fountain. The city has earned much attention for its thriving and delicious food scene, which takes advantage of the 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 area. Beautiful neighborhoods with a high quality of life surround the metro, from North Charleston to the top schools in Mount Pleasant to the relaxed pace of James Island. 

Charleston had a median housing value of $363,000. Real estate data for the third quarter of 2023 showed that the median list price was up 1.1% from the prior year to $421,500. 

Hilton Head-Bluffton

As a top vacation and retirement destination in South Carolina, Hilton Head, and the Bluffton metro area have some of the highest housing values in the state. It shouldn’t be a surprise between all of the waterfront and being the location of a top golfing resort home to the state’s only annual PGA Tour Event.  

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. Of course, Hilton Head is equally attractive with its miles of oceanfront and 200+ dining choices.

The metro median housing value for 2022 was at $447,700, but October’s median sale prices stood at $545,000, a 5.9% year-over-year increase.

Affordable Living 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 October 2023 were $396,100; five of these six metros are well below that. Explore South Carolina with a local real estate agent and discover why the Palmetto State is so great.