South Carolina offers some of the nation’s most affordable living costs, with median home prices averaging 15-30% below the national average across its most budget-friendly cities. Families relocating to the Palmetto State can save thousands annually while enjoying mild winters, rich cultural heritage, and no taxes on retirement income for residents over 65.
From historic mill towns near the Blue Ridge Mountains to charming river communities in the Lowcountry, South Carolina’s most affordable places to live provide Southern hospitality without the premium price tag. This comprehensive guide reveals where your housing dollar stretches furthest in one of America’s most livable and budget-conscious states.
Key Takeaways
- Dillon leads affordability: With median homes at $101,798 and rent at $900, this railroad town offers 28.4% lower living costs than the national average.
- Rental savings reach $800+ monthly: Bennettsville’s $850 median rent saves renters nearly $1,000 compared to national averages.
- No state income tax on retirement: South Carolina residents over 65 enjoy tax-free retirement income, saving retirees thousands annually.
- Healthcare costs 22% below national average: Cities like Gaffney offer significantly reduced medical expenses for families and seniors.
- Outdoor recreation accessibility: From Sumter National Forest to Edisto Memorial Gardens, affordable cities provide premium lifestyle amenities
Comparing South Carolina’s Most Affordable Cities
| City | Median Home Price | Median Rent | Cost of Living vs US | Best For |
| Dillon | $101,798 | $900 | 28.4% lower | First-time buyers |
| Bennetsville | $110,622 | $850 | 30.3% lower | Rural families |
| Union | $116,327 | $1,600 | 29% lower | Outdoor enthusiasts |
| Orangeburg | $148,883 | $1,075 | 25.8% lower | Students/faculty |
| Laurens | $163,174 | $850 | 23% lower | Young professionals |
| Newberry | $175,269 | $1,300 | 21.9% lower | Columbia commuters |
| Gaffney | $175,410 | $890 | 27.5% lower | Retirees |
7 Most Affordable Places to Live in South Carolina in 2025
1. Dillon
- Median Home Price: $101,798
- Median Rent: $900
- Cost of Living: 28.4% below US average
- Best For: First-time homebuyers, retirees on fixed incomes, families seeking maximum affordability
- Highlights: Little Pee Dee State Park, Historic Atlantic Coast Line Railroad Depot, Railroad Days Festival
This small railroad town offers South Carolina’s lowest housing costs while maintaining deep Southern roots and tight-knit community bonds. Little Pee Dee State Park provides hiking trails, fishing, and camping just minutes from downtown’s historic architecture. Dillon School District serves local families with elementary through high school education in a supportive environment.
The town’s railroad heritage creates unique character, though families should consider higher crime rates when evaluating neighborhoods. Employment opportunities focus on agriculture and transportation, with Columbia and Florence offering expanded job markets within commuting distance. Healthcare facilities are limited, requiring trips to larger cities for specialized medical care.
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2. Bennettsville
- Median Home Price: $110,622
- Median Rent: $850
- Cost of Living: 30.3% below US average
- Best For: Farming families, retirees seeking rural tranquility, agriculture enthusiasts
- Highlights: McArthur Farms (75+ years operation), Broad Street Fish Market, Historic 1885 courthouse
Bennettsville embodies agricultural charm where neighbors know each other by name and farming heritage creates welcoming community atmosphere. Broad Street Fish Market supplies fresh catches while historic downtown maintains original brick facades housing family-owned businesses. Marlboro County School District provides K-12 education with strong community support and involvement.
This farming town offers exceptional affordability but requires longer commutes for urban employment opportunities. The rural location means fewer entertainment venues and healthcare facilities, making it ideal for those valuing peace over convenience. Local barbecue joints serve as community gathering spots where residents discuss crops, weather, and local events.
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3. Union
- Median Home Price: $116,327
- Median Rent: $1,600
- Cost of Living: 29% below US average
- Best For: Outdoor enthusiasts, families seeking community involvement, history buffs
- Highlights: Sumter National Forest access, Victorian home restoration, Buffalo Mill loft apartments
Union combines historic mill town character with quiet revitalization, featuring tree-lined streets and beautifully restored Victorian homes. Sumter National Forest provides extensive outdoor recreation opportunities including hiking, camping, and wildlife viewing within minutes of downtown. Union County School District maintains strong academic standards while the restored Carnegie Library hosts community theater productions.
The town’s proximity to outdoor recreation makes it perfect for nature lovers, though job diversity remains limited beyond government and education sectors. Some neighborhoods need infrastructure updates, and dining options are fewer than in larger cities. The annual Union County Fair and downtown music festivals showcase strong community spirit and local pride.
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4. Orangeburg
- Median Home Price: $148,883
- Median Rent: $1,075
- Cost of Living: 25.8% below US average
- Best For: Students and faculty, young professionals, families valuing educational opportunities
- Highlights: Two universities (SC State and Claflin), Edisto Memorial Gardens, Festival of Roses
Known as the “Garden City,” Orangeburg thrives as a university town with vibrant student population mixed among established families and faculty. Edisto Memorial Gardens showcase stunning seasonal blooms while downtown features college-town atmosphere with cafes, bookstores, and student-friendly businesses. Both South Carolina State University and Claflin University provide educational and cultural opportunities for residents.
The university presence creates economic stability and cultural vibrancy, though crime rates are higher than smaller rural communities. Economic fluctuations can affect areas dependent on student populations, and nightlife options remain limited outside the university scene. The strong African-American cultural heritage adds richness to local festivals, dining, and community events.
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5. Laurens
- Median Home Price: $163,174
- Median Rent: $850
- Cost of Living: 23% below US average
- Best For: Young professionals seeking affordability, families wanting community involvement, artists and creatives
- Highlights: Artist’s Coop, Lake Rabon Park, Historic 1907 opera house
Also known as Laurensville, this friendly town balances small-town charm with modern amenities while maintaining well-organized neighborhoods and active community organizations. Lake Rabon Park offers boating and fishing recreation while the Artist’s Coop showcases local talent in a supportive creative environment. Downtown features restored historic buildings housing modern businesses alongside the beautifully preserved 1907 opera house.
The town provides excellent quality of life for young professionals and families, though major employers are limited and some areas experience seasonal tourism fluctuations. CeramTec North America’s advanced ceramics manufacturing provides stable employment, but specialty shopping options remain fewer than in larger cities. Topic Lounge and Lucky’s provide nightlife while craft fairs and festivals celebrate Appalachian heritage.
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6. Newberry
- Median Home Price: $175,269
- Median Rent: $1,300
- Cost of Living: 21.9% below US average
- Best For: Columbia commuters, families seeking small-town values, retirees wanting cultural amenities
- Highlights: Wells Japanese Garden, Newberry Oktoberfest, Historic Opera House
Located just 30 minutes from Columbia, Newberry offers small-town intimacy with convenient access to big-city employment and amenities. Wells Japanese Garden provides peaceful meditation space created by a local physician and considered one of South Carolina’s hidden gems. The historic downtown features antique shops, local eateries, and the beautifully restored Newberry Opera House hosting live performances year-round.
This charming city serves Columbia commuters perfectly while maintaining its own cultural identity through events like the annual Oktoberfest drawing thousands of visitors. Some dependence on Columbia for major shopping and employment exists, and public transportation options are limited. Samsung’s nearby major facility provides additional employment opportunities while Lynch’s Woods Park offers hiking and biking trails for outdoor recreation.
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7. Gaffney
- Median Home Price: $175,410
- Median Rent: $890
- Cost of Living: 27.5% below US average
- Best For: Retirees seeking low living costs, families valuing community events, healthcare-conscious seniors
- Highlights: Famous Peachoid water tower, Annual Peach Festival, Healthcare costs 22% below national average
Known as the “Peach Capital,” Gaffney features Southern hospitality and community pride with well-established neighborhoods maintaining traditional front-porch culture. The iconic Peachoid water tower shaped like a giant peach serves as a beloved landmark visible for miles. Cherokee County Museum preserves local history while downtown features peach-themed murals and locally-owned shops.
Healthcare costs averaging 22% below the national average make Gaffney particularly attractive for retirees and families prioritizing medical affordability. The annual Peach Festival draws visitors statewide while Spring Vendor Markets and church socials create strong community bonds. Economic dependence on seasonal agriculture and limited employment sector diversity present challenges for some job seekers.
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How We Ranked South Carolina’s Most Affordable Cities in 2025
This comprehensive analysis employs a weighted scoring model based on four critical affordability parameters: Housing Costs (40%), Overall Cost of Living (25%), Local Economic Factors (20%), and Quality of Life Metrics (15%). Housing costs include both median home values and rental prices to capture the full spectrum of residential expenses affecting families and individuals.
Primary data sources include Houzeo Real Estate Market Analysis (2025), RentCafe Cost of Living Calculator (2024), U.S. Census Bureau & Bureau of Labor Statistics (2024-2025), South Carolina Department of Employment and Workforce (2025), FBI Crime Statistics & USA Facts Crime Data (2024), South Carolina Department of Education School Report Cards (2024), and HUD Fair Market Rent Data (2025). All statistics were cross-verified through multiple authoritative sources to ensure accuracy and reliability.
What Drives Affordability in South Carolina?
South Carolina’s affordability stems from lower property taxes, reduced utility costs, and competitive housing markets in smaller cities and towns. Property taxes average 0.57% compared to the national average of 1.07%, saving homeowners thousands annually on comparable properties. Additionally, retirement income exemptions for residents over 65 eliminate state income taxes on pensions and retirement accounts.
Utility costs remain below national averages due to diverse energy sources including nuclear, hydroelectric, and natural gas generation. Housing construction costs are lower due to abundant land availability and fewer building restrictions compared to densely populated states. Insurance costs vary by region, with inland areas offering significantly lower premiums than coastal communities subject to hurricane risk.
Smart Tips for South Carolina Living
- Research flood zones and insurance requirements before purchasing homes near rivers or coastal areas like Conway
- Take advantage of senior tax exemptions if you’re over 65 – South Carolina offers significant retirement income benefits
- Consider commuter-friendly cities like Newberry for Columbia access or smaller towns near Charleston and Greenville
- Explore state parks and natural areas – South Carolina offers exceptional outdoor recreation at minimal cost
- Factor in hurricane preparedness costs for coastal and near-coastal communities
- Investigate local utility providers as costs can vary significantly between municipal and private systems
- Check school district ratings if you have children – quality varies considerably between districts
Should You Move to South Carolina?
South Carolina’s most affordable places to live offer exceptional value for families, retirees, and young professionals seeking quality of life without premium price tags. From Dillon’s railroad heritage to Aiken’s equestrian elegance, these communities provide diverse lifestyle options while maintaining cost of living advantages of 15-30% below national averages.
Whether you’re drawn to university towns like Orangeburg, historic river communities like Conway, or peaceful agricultural centers like Bennettsville, South Carolina’s affordable cities deliver Southern hospitality, cultural richness, and outdoor recreation opportunities. These communities prove that affordable living doesn’t require sacrificing quality of life, community connections, or access to natural beauty.
👉 From the beaches to the Upstate, enjoy affordable living anywhere in South Carolina, start your South Caroline homes for sale search today.
Frequently Asked Questions
What is the most affordable place to live in South Carolina?
South Carolina's most affordable city is Dillon with median home prices at $101,798 and rent averaging $900 monthly. The cost of living is 28.4% below the national average, making it ideal for first-time homebuyers and retirees on fixed incomes.
What are the top 7 most affordable cities in South Carolina?
The most affordable South Carolina cities are: 1) Dillon, 2) Bennettsville, 3) Union, 4) Orangeburg, 5) Laurens, 6) Newberry, 7) Gaffney. These cities offer housing costs and living expenses significantly below national averages.
Which South Carolina cities are best for families on a budget?
Laurens, Union, and Newberry offer excellent family value with good school districts, community activities, and affordable housing. These cities provide safe neighborhoods, outdoor recreation, and strong community involvement opportunities while maintaining low living costs.
What makes South Carolina one of the most affordable states?
South Carolina's affordability stems from low property taxes (0.57% vs 1.07% national average), no state income tax on retirement income for residents over 65, lower utility costs, competitive housing markets, and reduced insurance costs in inland areas. These factors combine to create significant savings for residents.
