Simpsonville, SC—29681
Real Estate Data & Market Trends
Key Metrics at a Glance
Other Zip Codes in Simpsonville, SC
Home Price Trends — Simpsonville, SC
As of Oct '25, the median home price in Simpsonville, SC is $396,000, with a year-over-year change of 1.6%. This indicates that home prices in Simpsonville, SC are increasing. According to Zillow, the 1-year price projection is 1.8%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $396,000 | 1.6% |
| Single Family | $398,000 | 1.8% |
| Condos | $287,000 | -0.3% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $233,000 | 1.7% |
3 Bed | $324,000 | 1.9% |
4 Bed | $461,000 | 1.8% |
| 5 Bed | $589,000 | 2.6% |
% of Housing Stock
Rental Trends — Simpsonville, SC
As of July '25, Rentcast reports the average rent in Simpsonville, SC is $2,140, with a year-over-year rent change of 7.0%. Per bedroom, the median rent as of July '25 in Simpsonville, SC is studios: $2,050, 1-bedrooms: $1,140, 2-bedrooms: $1,360, 3-bedrooms: $1,980, 4-bedrooms: $2,580. The most common rental property sizes in Simpsonville, SC are 2-bedroom and 3-bedroom, accounting for 38.8% and 32.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,950 | $2,140 |
| Studio Rent | $2,050 | $2,050 |
| 1 Bed Rent | $1,160 | $1,140 |
| 2 Bed Rent | $1,300 | $1,360 |
| 3 Bed Rent | $1,850 | $1,980 |
| 4 Bed Rent | $2,350 | $2,580 |
% of Rental Stock
Property Listings — Simpsonville, SC
As of Oct '25, Realtor.com reports that the median days on market for a home in Simpsonville, SC is 45. This is a decrease of -2.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 38.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $435,000 | 4.0% |
Listing Count | 357 | 17.0% |
| Listings as % of Homes | 1.1% | 17.0% |
Days on Market | 45 | -2.0% |
Demographics — Simpsonville, SC
As of the latest ACS Survey released in 2023, Simpsonville, SC has a population of 67,700, which has increased by 16.7% over the past 5 years. Simpsonville, SC is a popular place for families, as children make up 27.8% of the population. The area has a highly educated workforce, with 50.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 67,700 | 16.7% |
% Under 18 | 27.8% | 0.7% |
% Seniors | 13.7% | 5.4% |
% WFH | 16.4% | 137.7% |
% w/ College Degree | 50.0% | 5.3% |
As of the latest ACS Survey released in 2023, Simpsonville, SC is a predominantly white area, with 71.2% of the population identifying as white. The white population has shrunk by 6.8% in the last 5 years. The second most common race or ethnicity in Simpsonville, SC is black, making up 12.6% of the population. Foreign-born residents account for 7.7% of the population in Simpsonville, SC, and this percentage has decreased by 1.3% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 71.2% | -6.8% |
% Black | 12.6% | 5.0% |
% Hispanic | 8.2% | 28.1% |
% Asian | 3.5% | 12.9% |
% Foreign Born | 7.7% | -1.3% |
Mortgage and Risk — Simpsonville, SC
According to HUD data as of 2023, there were 1127 mortgage originations in Simpsonville, SC, of which 82.0% of loans were conventional mortgages. The average loan-to-value was 60.0%, with 20.0% above 90% LTV (very high). This implies large mortgage risk in Simpsonville, SC. Investor activity is low, as 1.0% of loans were by investors. 13.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 1,127 |
% Conventional Loans | 82.0% |
% Government Loans | 18.0% |
% Investor Loans | 1.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 13.0% |
Loan Activity
Rentals and Section 8 — Simpsonville, SC
As of 2024, the percent of homes in Simpsonville, SC under the Section 8 program is 2.9%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Simpsonville, SC, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 119 |
Total Units Section 8 | 107 |
% Rentals under Section 8 | 2.9% |
% Occupied Section 8 | 96.6% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $390 | $1,160 | $1,550 |
| 2 Bedroom | $420 | $1,300 | $1,720 |
| 3 Bedroom | $250 | $1,850 | $2,100 |
| 4 Bedroom | $170 | $2,350 | $2,520 |
Affordability — Simpsonville, SC
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.5 |
| Median Home Price | $396,000 |
| Median Household Income | $108,000 |