More Americans have been moving to South Carolina, on net, than to almost any other state, and the reasons are plain: a conservative state government, income taxes the legislature keeps cutting, some of the lowest property taxes in the country for owner-occupied homes, and a coastline, a lake country and a mountain edge all within a three-hour drive of each other. Columbia and Charleston proper lean left; the suburbs around them, the Upstate, the Grand Strand and the lake towns do not. The right town depends on whether you need the Greenville or Charlotte job market, want the beach, or are after land and a slower pace. Here are the areas our movers choose most, and what makes each one work.
The Upstate: Greenville, Simpsonville, Greer, Anderson and Spartanburg
The northwest corner of the state is its strongest job market and the first place many relocating families look. Greenville has one of the best small downtowns in the South, a manufacturing and corporate base that includes BMW and Michelin, and the Blue Ridge an hour away. Simpsonville, Five Forks and Mauldin to the south are the family suburbs; Greer and Taylors sit between Greenville and Spartanburg along the I-85 corridor; Anderson, to the southwest on Lake Hartwell, is the value play. Pickens and Anderson counties and the suburbs of Greenville County vote solidly conservative. The trade-off is that prices have climbed with the region’s popularity, though they remain well under the coast.
Lexington County and the Columbia suburbs: Lexington, Chapin, Irmo and Blythewood
Columbia proper leans left, but Lexington County next door is one of the most reliably conservative populous counties in the state. Lexington is the established town, with a historic main street and a short drive to the capital. Chapin sits on Lake Murray and draws families who want water. Irmo is the closest-in suburb. Blythewood, in northern Richland County, is the newer growth area with a large employer base nearby. This region offers mid-state prices, a stable state-government and university economy, and the lake.
York and Lancaster counties: Fort Mill, Tega Cay, Indian Land and Rock Hill
Just across the North Carolina line from Charlotte, these two counties have been among the fastest-growing in the Southeast for a decade, and most of that growth is families who work in Charlotte and prefer South Carolina’s taxes and politics. Fort Mill and Tega Cay are the premium side, with master-planned neighborhoods and a twenty-minute drive to uptown. Indian Land, in Lancaster County, is newer and more affordable. Rock Hill is the established city with its own downtown and employers. York and Lancaster counties both vote solidly conservative, and the commute is the shortest of any South Carolina suburb to a major job market.
The Grand Strand: Myrtle Beach, Murrells Inlet, Conway and Little River
Horry County, home to Myrtle Beach, is one of the fastest-growing counties in America and one of the most Republican populous counties in the state. The area draws retirees and remote workers from the Northeast and Midwest in large numbers, and increasingly families. Murrells Inlet and Pawleys Island, to the south, are the quieter, more established choices. Conway, inland on the Waccamaw River, is the historic county seat and the value play. Little River and North Myrtle Beach, to the north, are close to the North Carolina line. Prices remain well under Florida’s Gulf coast; flood zones and insurance are the questions to ask on any specific property.
The Charleston suburbs: Summerville, Moncks Corner, Mount Pleasant and Goose Creek
Charleston proper leans left and prices like a coastal resort, but the tri-county area around it is where most relocating families actually land. Summerville and the rest of Dorchester County are the family-suburb anchor, with historic Summerville in the middle and newer master-planned communities around it. Moncks Corner and Goose Creek in Berkeley County are the value side, with Lake Moultrie nearby and a strong manufacturing base from Boeing and Volvo. Mount Pleasant is the premium address east of the Cooper River. Berkeley and Dorchester counties lean conservative; the Lowcountry’s long growing season and coastal access come with hurricane and flood considerations.
Lake Murray, Lake Keowee and the lake towns
South Carolina’s lake country is a destination in its own right. Lake Murray, west of Columbia, is ringed by Chapin, Lexington and Prosperity. Lake Keowee and Lake Hartwell in the Upstate draw retirees and second-home buyers to Seneca, Clemson and Anderson, with the mountains at the back door. Lake Wateree and Lake Marion, in the middle of the state, are quieter and more affordable. For families who want water without the coast’s insurance costs and storm exposure, the lake towns are often the answer.
Aiken and the western border
Across the river from Augusta, Georgia, Aiken is horse country: a historic downtown, equestrian estates, a steady retiree community and a federal job base from the Savannah River Site. Aiken County votes solidly conservative and offers some of the lowest prices for a town of its character anywhere in the state. North Augusta, closer to the river, shares the Augusta job market. This corner suits retirees, remote workers and anyone with a tie to Augusta or the Site.
What to look for in your new South Carolina hometown
A few things worth sorting out before you commit to a town:
- Property tax and the owner-occupied rate. South Carolina taxes a primary residence at a 4% assessment ratio and second homes and rentals at 6%, which is a large difference. File for the 4% rate as soon as you move in, and ask what the bill actually was on any specific property.
- Income tax. South Carolina’s top rate has been coming down year by year and the legislature has set a path toward a lower flat rate. It is not Tennessee or Florida’s zero, but the overall cost picture is well under the Northeast and the West Coast.
- Insurance and flood zones on the coast. The Grand Strand and the Lowcountry carry hurricane and flood exposure. Get a quote and the flood zone designation on any coastal property before you make an offer.
- Commute. I-85 in the Upstate, I-77 into Charlotte and I-26 into Charleston all back up at rush hour. If you will drive in daily, test it at 7:30 in the morning.
- Heat and humidity. Summers in the Midlands and the Lowcountry are long and humid. The Upstate’s elevation takes the edge off.
For a fuller picture of taxes, cost of living and how the regions compare, start with our Moving to South Carolina guide. Coming from California? See our guide to moving from California to South Carolina. Deciding between the Carolinas? Read Best Cities in North Carolina for Conservative Families.
How Conservative Move helps
Choosing a region is the first decision. Finding an agent who knows it, shares your values and will tell you honestly which neighborhoods fit your budget is the second. Conservative Move connects you with a vetted, like-minded real estate agent in the part of South Carolina you are considering. Our referral service comes at no additional cost to you. The agent we introduce pays us a referral fee only when your move succeeds, and represents you under their own separate agreement. If you are also selling a home in another state and do not already have a listing agent, we can connect you with one there too.
Get started with Conservative Move and tell us where in South Carolina you are looking.