Cheapest Places to Live in SC (2025) – Hidden Gems Revealed
August 7, 2025
8 minutes
Looking for the most affordable places to live in South Carolina this year? We’ve uncovered hidden gems—ranging from small towns to budget-friendly beach areas—that offer unbeatable value without sacrificing quality of life.
What This Guide Covers
- Top affordable towns for single-family homes under $130K
- Cheapest beach towns near the coast
- High-growth areas perfect for first-time buyers and retirees
- Easy-to-follow housing assistance programs
Cheapest Cities in South Carolina (2025 Budget Breakdown)
| City | Median Home Price | Cost of Living vs US Avg | Why It’s Great |
|---|---|---|---|
Bennettsville | $93,800 | -30.3% | Cheapest city in SC + low taxes, USDA-eligible |
Union | ~$120,000 | -29% | Southern charm, historic, quiet + affordable |
Dillon | ~$130,000 | -13.6% | Affordable housing + growing job market |
Newberry | ~$105,900 | Lower than average | Small-town feel + local colleges |
| Conway | ~$230,000 | Below Myrtle Beach avg | Best affordable beach town near Myrtle |
These are the cheapest places to live in South Carolina—especially if you're house-hunting under $130K or want beach access on a budget.
How to Find Budget-Friendly Beach Towns in SC
Dreaming of the coast without Myrtle Beach prices? Here's how to do it:
- Skip the hotspots: Search homes in Conway, Garden City, and Surfside Beach
- Use FHA or USDA loans: These can minimize down payments and expand the budget
- Shop inland from the coast: Just 10–15 minutes away = big savings.
- Filter by school districts: Often cheaper, but still safe and walkable
Why South Carolina Is the Smartest State for Affordable Living in 2025
Want affordable living with Southern charm, beach towns, and job growth? South Carolina checks every box.
Whether you're eyeing cheap coastal cities or small towns with big value, the Palmetto State delivers. In 2025, it's one of the most affordable places to buy a home in the U.S., especially for first-time buyers and remote workers.
Top Reasons to Move to South Carolina in 2025:
- Low Housing Prices: Towns like Bennettsville ($93K) and Dillon (~$130K) are some of the cheapest places to live in South Carolina.
- Diverse Lifestyle Options: Choose from coastal towns like Conway, small cities like Florence, or peaceful inland gems like Union.
- Growing Job Markets: Florence, Greenville, and Aiken are hubs for healthcare, logistics, and tech.
- Year-Round Comfort: Enjoy a mild climate with short winters, perfect for outdoor living and lower heating costs.
- Great Quality of Life: Safe neighborhoods, strong schools, and walkable downtowns—without the sky-high price tags.
Pro Tip: Want beach access on a budget? Conway is an affordable coastal alternative to Myrtle Beach, ideal for first-time buyers.
Bonus: South Carolina has no state income tax on Social Security benefits—perfect for retirees.
True Cost of Living in South Carolina (2025 Breakdown)
How much does it really cost to live in South Carolina in 2025? Here's a full breakdown:
| Expense Category | Average Cost | Pro Tip |
|---|---|---|
| Home Price | $290,000 (median) | Choose Bennettsville or Union for homes under $130K |
| Rent (2BR) | $1,100–$1,500/month | Smaller towns = lower rents |
| Utilities | $150–$200/month | Bundle services to save |
| Gas Price | ~$2.90/gallon | SC gas is cheaper than the Northeast |
| Groceries | $400–$600/month (2 people) | Shop local farmers' markets |
Bottom Line: South Carolina offers a full lifestyle at 20–30% less than the national average.
💡 Want to compare budgets across states? Explore our in-depth breakdown of cost of living in Florida’s cheapest cities to see how SC stacks up.
Find the Perfect Mortgage in South Carolina with Be My Neighbor.
Compare options, calculate payments, and get expert guidance—all in one place.
Cheapest Cities to Live in South Carolina (2025 Update)
Looking for the cheapest places to live in South Carolina? Start with these high-value towns.
These cities stand out in 2025 for combining low home prices, job access, and a better cost of living, perfect for first-time buyers, families, and remote workers alike.
1. Bennettsville, SC – Cheapest Overall
- Median Home Price: $93,800
- Cost of Living: 30.3% below the national average
- Why It Wins: Consistently ranks #1 in affordability. Low taxes + rising income = smart long-term value.
Where to Buy a House in South Carolina on a Budget
Want to buy a house in SC without breaking the bank? These towns offer some of the lowest median home prices and the strongest value for homeownership.
2. Union, SC – Historic & Affordable
- Median Home Price: ~$120,000
- Cost of Living: 29% below US average
- Why Move Here: Southern charm meets low cost of living. Great for retirees or remote workers.
3. Dillon, SC – Small Town, Big Savings
- Median Home Price: ~$130,000
- Job Growth: Strong in healthcare, retail, and logistics
- Living Advantage: 13.6% lower cost of living. One of SC’s most overlooked gems.
Most Affordable Beach Towns in South Carolina (2025 Picks)
Dreaming of the beach but not the bill? These SC towns give you ocean views without Myrtle Beach prices.
| Beach Town | Median Home Price | Why It’s Great |
|---|---|---|
| Conway | $230,000 | Close to the coast, a growing job market, Myrtle Beach |
| Garden City | $298,000 | Quiet, rental-friendly, family appeal |
| Surfside Beach | $355,000 | Walkable, less touristy, family-focused vibe |
| North Myrtle | $310,000 | More affordable than Myrtle Beach, great amenities |
Best Picks for First-Time Buyers
| Perfect For... | City & Price | Highlight |
|---|---|---|
| Affordability | Gaffney (~$175K) | USDA loans available, homes under $200K |
| Job & School Boost | Florence (~$209K) | Strong job market, great schools |
| Relaxed Southern Chic | Camden (~$220K) | Low property tax, peaceful neighborhoods |
| Beach-ish Access | Conway (~$240K) | Coastal access with rental potential |
| Equestrian Lifestyle | Aiken (~$286K) | Walkable, down payment programs available |
Underrated Towns with High Value in SC
These overlooked towns deliver serious bang for your buck—and still fly under the radar.
4. Newberry, SC
- Median Price: ~$105,900
- Cost of Living: Significantly below the national average
- Why It’s Great: Quaint downtown + access to colleges and local jobs.
5. Orangeburg, SC
- Median Price: ~$130,000
- Key Advantage: Blend of agricultural roots and educational jobs via SC State.
Which SC Cities Have the Best Job Markets AND Affordable Housing?
Top picks where the cost of living is low and opportunities are growing:
- Florence: Healthcare and logistics are booming
- Conway: Education and tourism industries
- Aiken: Strong in healthcare + higher education
With no state income tax and plenty of FHA/USDA loan options, these beach towns offer the best of both worlds: affordable living and oceanfront vibes
Find the Perfect Mortgage in South Carolina with Be My Neighbor.
Compare options, calculate payments, and get expert guidance—all in one place.
How to Get Affordable Housing in South Carolina (2025 Guide)
These housing programs make buying or renting more affordable, especially for first-time buyers and low-income families.
Top Affordable Housing Programs in South Carolina
| Program | Who It Helps | Why It’s Powerful |
|---|---|---|
| SC Housing | First-time buyers, families | Down payment help, fixed-rate loans |
| Section 8 (Housing Choice Voucher) | Low-income renters | Rent subsidies through local authorities |
| USDA Rural Development Loans | Buyers in rural towns like Dillon | 0% down payment, low interest |
| HUD Counseling | All homebuyers | Free advice on budgeting + credit |
Cities like Bennettsville, Union, and Gaffney are eligible for USDA no-down-payment loans, making them ideal for budget-conscious buyers.
Who’s Eligible for Housing Assistance in SC?
You may qualify if you:
- Have a low or moderate income
- Are a first-time homebuyer
- Are you buying in a USDA-eligible rural area
- Are you a senior or have a disability
How to Apply for SC Housing Assistance
Step-by-step:
- Start at SC Housing – See if you qualify
- Contact Local Housing Authorities – For Section 8 and vouchers.
- Use reAlpha’s Pre-Approval Tool – Match with lenders offering down payment help.
Pro Tip: How to Avoid Loan Rejection
Using a gift for your down payment?
Make sure you submit a gift letter showing the source is legitimate—otherwise, lenders might reject your loan.
Ready to Buy Smart in South Carolina? Do It the reAlpha Way
You’ve found the cheapest cities and best beach towns — now it’s time to buy smarter.
With reAlpha, you get:
✅ Up to 75% of the buyer agent commission back
✅ Fast mortgage approvals in SC towns like Conway, Bluffton, and Garden City
Buy with reAlpha, bundle smart, and get up to 75% of the buyer agent commission back:
- Start with 25% for using a reAlpha agent
- Add Mortgage = 50% back
- Add Title = Unlock the full 75% rebate
Live affordably. Buy strategically. Own your future — with reAlpha.
FAQs
What is the cheapest city to live in South Carolina?
Bennettsville is the cheapest city in South Carolina, with median home prices under $95,000 and a cost of living over 30% below the national average. It’s ideal for buyers on a strict budget.
What are the cheapest beach towns in South Carolina?
Conway, Garden City, and Little River are among the cheapest beach towns in South Carolina. Each offers proximity to the ocean with home prices below $300K and lower tourism density than Myrtle Beach.
Where is the most affordable place to retire in South Carolina?
North Myrtle Beach and Surfside Beach top the list for affordable retirement. They offer walkability, low taxes, and strong healthcare access, with homes in the $300–$350K range.
Are there any small towns in South Carolina with cheap homes?
Union, Dillon, and Newberry are underrated small towns with homes under $130K. These areas combine Southern charm, walkable downtowns, and low housing costs.
Is buying a home in South Carolina worth it in 2025?
Yes — especially in towns like Conway or Bluffton. With rising rents and interest in coastal living, many SC towns offer long-term value, tax breaks, and appreciation potential.
Find the Perfect Mortgage in South Carolina with Be My Neighbor.
Compare options, calculate payments, and get expert guidance—all in one place.
Get the latest market trends, homebuying tips, and insider updates—straight to your inbox. No fluff, just the good stuff.
Article by
As a great communicator with excellent negotiation skills, I focus more on establishing unbreakable ties between my clients, as opposed to just helping them achieve their real estate dreams. As a representative of both buyers and sellers, I understand how to lead a transaction process to ensure that the needs of both are met. My track record speaks for itself. Since I ventured into the industry in 2013 as a realtor, I have not only helped many buyers land perfect homes, but I have also assisted tons of owners and investors build wealth.