Greenwood’s ACS count is 22,536 people (interval of 33), making it the 28th-largest incorporated place the Census lists in the state for 2020 through 2024. The city sits in Greenwood County and anchors the Greenwood, SC metro. Typical owner-occupied housing is valued at $136,300 (interval of $17,039), about 24 percent below Greenwood County at $180,500 and about 47 percent below the statewide ACS owner-home reading of $259,000. Typical household earnings are $41,150 (interval of $1,937), about 41 percent below South Carolina at $69,324 and below Greenwood County at $52,830. Value divided by household pay comes to roughly 3.3 years, close to Greenwood County’s pairing of about 3.4 years even though both values and pay run well below the rest of the county.
Greenwood files originate in Charlotte, about 103 miles from city hall, rather than from a local branch. Suite 1933 is the room to request once you reach 128 South Tryon Street. Company NMLS 2468711 is the license that authorizes those South Carolina files. Papers usually travel by email or portal; a Charlotte meeting can be scheduled on request.
A renter-majority city: 5,015 renters and 3,851 owners
The city has 8,866 occupied households. Renters hold 5,015 of them and owners hold 3,851, so ownership is only 43.4 percent (interval of 3.6 points). That is far below Greenwood County at 67.0 percent and far below South Carolina at 71.9 percent. America by Place places Greenwood’s ownership rate below about 93 percent of the state’s reporting cities. That renter-majority profile stands out even among smaller South Carolina cities: more than half of Greenwood households rent, housing typically dates to 1968, and more than one resident in five lives under the federal poverty threshold. The renter share is 56.6 percent (interval of 3.7 points). Mortgages still sit on 47.6 percent of Greenwood owner-homes, a bit under Greenwood County’s 50.3 percent mortgaged share and well under the statewide 57.1 percent mortgaged share. Typical owner arrival is around 2010; typical renter arrival is around 2017. Annual owner taxes run near $1,025, a bit above Greenwood County taxes of $964 and below the statewide owner-tax midpoint of $1,251.
The median resident is 34.3 years old (interval of 2.5 years), younger than the statewide 40.2-year midpoint and the national 38.9-year midpoint. Children under 18 are 23.0 percent of residents. People 65 or older are 16.2 percent. Among residents whose poverty status is reported, 21.6 percent fall below the federal line, with a 3.8-point Census interval, well above the state’s 14.1 percent poverty figure. About 15.8 percent of Greenwood households report no internet service (interval of 2.8 points), above South Carolina’s 8.3 percent no-internet share. About 4.2 percent of residents have a birthplace outside the United States, with a 1.3-point Census interval. The ACS jobless reading for Greenwood is 8.7 percent (interval of 2.3 points).
Owner-homes 24 percent below the Greenwood County midpoint
Greenwood’s $136,300 ACS owner-home midpoint sits about 24 percent below Greenwood County at $180,500 and about 47 percent below the statewide ACS owner-home reading of $259,000. Even after adding the $17,039 Census interval, the high end of $153,339 still sits under the county midpoint. That is the opposite of many South Carolina county seats, where houses inside town cost more than the surrounding county. Inside Greenwood County, Ninety Six’s 2,521 residents show owner-homes near $121,000 on pay near $55,417, with ownership at 68.6 percent, and Ware Shoals’ 2,074 residents show owner-homes near $82,000 on pay near $36,622, with ownership at 68.5 percent. Hodges, a much smaller county town of 193 people, shows owner-homes near $145,800 on pay near $60,750.
Gross rent typically runs $839 a month (interval of $38), under Greenwood County rent of $898 and well under statewide rent of $1,180. About 50.6 percent of Greenwood renters are rent-burdened at the 30-percent threshold, close to South Carolina’s 52.1 percent share. Nearly 18.7 percent of renters pay less than one-fifth of earnings toward rent. Another 30.7 percent sit in the twenty-to-29.9 band. About 23.8 percent devote half their earnings, or more, to the rent check. Only 4.0 percent of Greenwood adults report military service, under Greenwood County at 6.4 percent and under South Carolina at 8.3 percent; we still price a VA option when a buyer’s service history qualifies.
Housing that typically dates to 1968
Inside the 9,924-unit count, 5,492 houses stand alone (55.3 percent), a thinner detached share than the statewide 64.5 percent reading. Rowhouses and similar attached homes contribute 469 dwellings (4.7 percent). Two-unit buildings contribute 765 homes (7.7 percent). The three-to-four-unit band holds 931 homes (9.4 percent). The five-to-nine band contains 1,211 homes (12.2 percent). Buildings with 10 to 19 units hold 212 homes (2.1 percent). The 20-to-49 band holds 223 homes (2.2 percent), and buildings with 50 or more units contain 304 homes (3.1 percent). Factory-built homes number 317, or 3.2 percent of Greenwood housing, thinner than Greenwood County’s 10.1 percent manufactured share, most of which sits outside city limits.
Taken together, 19.6 percent of Greenwood units are in buildings of five dwellings or more, and 7.4 percent sit in ten-plus-unit buildings. A Greenwood purchase inside one of those larger buildings typically means collecting association documents and, when FHA or VA is involved, completing project review. Most Greenwood housing dates to around 1968, about nine years older than Greenwood County housing (1977) and much older than the statewide construction midpoint of 1992. Greenwood is the older city in a county whose housing also dates earlier than the statewide midpoint. Vacancy is 10.7 percent of the 9,924 units (interval of 2.8 points). For adults 25 and older, 79.8 percent have completed high school, with a 6.5-point Census interval, and 17.6 percent earned a four-year college credential, with a 3.1-point Census interval, both well under the statewide readings of 90.1 percent and 32.1 percent.
Why HUD's $180,000 estimate leaves FHA at $541,287
Greenwood parcels sit inside Greenwood County, so Greenwood inherits that county’s 2026 printed caps. FHA can finance up to $541,287 on one Greenwood dwelling this year. Conventional financing stays conforming through $832,750. HUD’s $180,000 estimate of area prices is the reason FHA remains on the nationwide floor instead of stepping higher. A typical Greenwood house at $136,300, or even $153,339 after the $17,039 Census interval, clears the printed $541,287 FHA maximum with room to spare. Billing details for those monthly FHA add-ons live on the FHA page.
For a fourplex in Greenwood, conventional financing is available through $1,601,750 while remaining conforming, and FHA can reach $1,041,125. When settlement needs extra cash, we read Greenwood County’s present income and price rows at the authority’s published tables. Program notes for the rest of the state live on our South Carolina programs overview. Investors comparing rental notes around Greenwood can review the DSCR article.
Laurens, twenty-three miles northwest
Laurens, a twenty-three-mile neighbor, counts 9,336 residents. The owner-home midpoint there ($180,700) sits close to Greenwood County and well above Greenwood itself, and household pay there is about $49,246. Twenty-five miles toward Clinton finds 7,676 residents, owner-homes clustered around $173,400 and household pay near $44,522. Thirty-two miles toward Newberry finds 10,790 people living around an owner-home midpoint of $142,400 and household earnings of about $51,260. Thirty-five miles toward Fountain Inn finds 12,020 residents, owner-homes clustered around $275,300 and pay near $73,585. Thirty-six miles toward Anderson finds 30,051 residents, owner-homes clustered around $218,200 and pay near $46,933. Thirty-seven miles toward Simpsonville finds 26,144 residents, owner-homes clustered around $299,300 and pay near $82,457. Forty-one miles toward Mauldin finds 27,055 residents, owner-homes clustered around $258,500 and pay near $82,331. Forty-six miles toward Greenville, owner-homes jump to around $487,500 on pay near $71,472 among 72,935 residents. Owner-home midpoints among those neighbors therefore run from Greenwood itself at $136,300 through Newberry at $142,400 and on up to Greenville at $487,500.
275 county listings and an 83-day wait
No city-only Greenwood listing file is issued, so the figures below cover Greenwood County. Last September the typical ask was $309,950, down 3.1 percent from twelve months earlier. Buyers could browse 275 active homes. Shoppers typically waited about 83 days from list until an offer was accepted, and 21.6 percent of sellers had already marked prices down. That $309,950 county midpoint ask sits well above Greenwood’s $136,300 ACS owner-home value, given that the county file folds in pricier roads outside town along with cheaper county communities. A given Greenwood address can sit above or below either of those two marks.
Greenwood County unemployment last September was 4.2 percent according to the unadjusted BLS county series. Greenwood’s ACS unemployment reading of 8.7 percent spans the 2020-2024 ACS window (interval of 2.3 points). Underwriting still uses pay stubs, W-2s and tax returns rather than either area percentage. The gap between the multi-year ACS city reading and last September’s county reading is a reminder that area unemployment is a context number, not a substitute for the borrower’s own income file. Fourplex purchases are the multi-unit example used on this page because that is the larger cap printed beside Greenwood County’s one-unit figures; a four-unit building can keep a conventional note conforming through $1,601,750 or take FHA through $1,041,125. That older, renter-heavy profile is also why association documents and project reviews appear more often on Greenwood files than the detached-house share alone would suggest.
$41,150 pay beside a 21.6 percent poverty reading
Once the Greenwood deed is recorded, a buyer who will occupy the house should write the Greenwood County assessor to ask about occupied-home classification. South Carolina sorts occupied homes, second residences and rentals into separate assessment classes via Code 12-43-220. Notes about exemptions that apply statewide appear on the South Carolina revenue department’s exemption notes. The Greenwood County assessor publishes the local deadline.
Open FEMA’s flood map for the Greenwood parcel before you submit an offer, particularly when a drainageway or standing water is visible nearby. The buyer names the South Carolina lawyer who will run the Greenwood closing. The deposit and the inspection window are negotiated in the contract itself. A two-state list of settlement-statement headings sits on our costs overview.
Related pages: Greenwood County, Anderson, Simpsonville, Mauldin and South Carolina.
Google notes from people who financed a Greenwood file
The comments keep each reviewer’s original words. Several mention Greenwood, Ninety Six or another Greenwood County community.
Documents behind the Greenwood numbers
Greenwood people-and-housing counts and the neighboring-city comparisons come from ACS 2020-2024 profiles posted through America by Place together with Census Reporter. Midpoint asks, active listings and contract-wait rows come from Realtor.com’s Greenwood County cut for September 2026. Conventional caps are FHFA products. FHA caps are HUD products; an $180,000 reading of area prices is why the one-unit FHA cap remains $541,287, equal to the nationwide floor. Greenwood County posted a 4.2 percent jobless figure last September according to the unadjusted BLS county series.
Turning one Greenwood parcel into a monthly estimate
A Greenwood monthly estimate layers the mortgage payment with that lot’s millage, a policy written for housing that often dates to 1968, flood coverage when a map requires it, plus association dues if a neighborhood collects them. ACS owner-tax bills near $1,025 describe Greenwood in the aggregate, not a particular block.
After you close, contact the Greenwood County assessor about occupied-home treatment if you intend to occupy the house. The written reply helps us judge whether the tax reserve we collected is sized correctly.
Drawing cash from a Greenwood house after closing
Homeowners already living in Greenwood who want cash without a full refinance can start with the HELOC page. If those funds will help buy a different property, open the bridge explainer. Nothing else on this page is written as an equity-draw guide.
