Simpsonville, SC—29680
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 $338,000, with a year-over-year change of 0.5%. This indicates that home prices in Simpsonville, SC are flat. According to Zillow, the 1-year price projection is 1.6%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $338,000 | 0.5% |
| Single Family | $338,000 | 0.6% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $273,000 | 3.8% |
3 Bed | $299,000 | 1.7% |
4 Bed | $386,000 | 0.3% |
| 5 Bed | $474,000 | -0.2% |
% of Housing Stock
Rental Trends — Simpsonville, SC
As of July '25, Rentcast reports the average rent in Simpsonville, SC is $1,940, with a year-over-year rent change of 3.2%. Per bedroom, the median rent as of July '25 in Simpsonville, SC is 1-bedrooms: $1,210, 2-bedrooms: $1,770, 3-bedrooms: $1,870, 4-bedrooms: $2,290. The most common rental property sizes in Simpsonville, SC are 2-bedroom and 3-bedroom, accounting for 43.3% and 20.2% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,880 | $1,940 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,200 | $1,210 |
| 2 Bed Rent | $1,780 | $1,770 |
| 3 Bed Rent | $1,800 | $1,870 |
| 4 Bed Rent | $2,300 | $2,290 |
% 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 44. This is a decrease of -3.0% 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 25.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $369,000 | 1.0% |
Listing Count | 204 | -8.0% |
| Listings as % of Homes | 1.1% | -8.0% |
Days on Market | 44 | -3.0% |
Demographics — Simpsonville, SC
As of the latest ACS Survey released in 2023, Simpsonville, SC has a population of 35,300, which has increased by 10.1% over the past 5 years. Simpsonville, SC is a moderately popular place for families, as children make up 24.4% of the population. The area has a moderately educated workforce, with 38.3% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 11.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 35,300 | 10.1% |
% Under 18 | 24.4% | 0.4% |
% Seniors | 13.9% | 21.9% |
% WFH | 11.9% | 271.9% |
% w/ College Degree | 38.3% | 10.4% |
As of the latest ACS Survey released in 2023, Simpsonville, SC is a predominantly white area, with 57.4% of the population identifying as white. The white population has shrunk by 19.4% in the last 5 years. The second most common race or ethnicity in Simpsonville, SC is black, making up 24.7% of the population. Foreign-born residents account for 8.2% of the population in Simpsonville, SC, and this percentage has increased by 13.9% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 57.4% | -19.4% |
% Black | 24.7% | 28.6% |
% Hispanic | 9.5% | 30.1% |
% Asian | 1.8% | 38.5% |
% Foreign Born | 8.2% | 13.9% |
Mortgage and Risk — Simpsonville, SC
According to HUD data as of 2023, there were 883 mortgage originations in Simpsonville, SC, of which 75.0% of loans were conventional mortgages. The average loan-to-value was 66.0%, with 29.0% 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. 14.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 883 |
% Conventional Loans | 75.0% |
% Government Loans | 25.0% |
% Investor Loans | 1.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 14.0% |
Loan Activity
Rentals and Section 8 — Simpsonville, SC
As of 2024, the percent of homes in Simpsonville, SC under the Section 8 program is 0.8%. 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. 1-bedroom and 3-bedroom and 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Simpsonville, SC, because HUD payments exceed market rent, while 2-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 23 |
Total Units Section 8 | 23 |
% Rentals under Section 8 | 0.8% |
% Occupied Section 8 | 92.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $260 | $1,200 | $1,460 |
| 2 Bedroom | -$160 | $1,780 | $1,620 |
| 3 Bedroom | $180 | $1,800 | $1,980 |
| 4 Bedroom | $70 | $2,300 | $2,370 |
Affordability — Simpsonville, SC
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.9 |
| Median Home Price | $338,000 |
| Median Household Income | $85,100 |