If you’ve been looking at Greenville, South Carolina, you’ve probably noticed two smaller cities nearby that are starting to make some serious noise — Anderson and Spartanburg.

To the west, you’ve got Anderson, “The Electric City.”
To the east, Spartanburg, “The Hub City.”

Both are growing quickly, both are attracting new businesses and residents every year, and both offer an affordable alternative to Greenville’s rising prices. So, which one is right for you? Let’s break it down.

⚡ Anderson, South Carolina: The Electric City with Small-Town Charm

Founded in 1826, Anderson got its nickname “The Electric City” for being the first city in the South with unlimited electric power.

Located about 35 minutes southwest of Greenville along the busy I-85 corridor between Charlotte and Atlanta, Anderson sits in the heart of one of the most heavily traveled economic arteries in the country. That means access is easy:

• 40–45 minutes to Downtown Greenville

• 50 minutes to GSP International Airport

• 20 minutes to Clemson University

Lifestyle & Amenities

Anderson County is home to just over 200,000 residents — less than half the population of Greenville County — which means fewer crowds, less congestion, and a little more breathing room.

But don’t mistake “smaller” for “sleepy.” Anderson has seen major revitalization over the past decade.

• Downtown Anderson now features local favorites like Raines on Main, Doolittle’s, and Magnetic South Brewery.

• The city has invested heavily in parks, trails, and mixed-use developments — including the new Anderson Lake project, which will bring new housing, outdoor recreation, and more amenities.

• Linley Park recently underwent major renovations, and events like the Downtown Farmers Market continue to attract locals every weekend.

Economic Growth & Jobs

Anderson’s economy leans on manufacturing and healthcare, supported by major players like Electrolux, Bosch, Michelin, and Walgreens. The county hosts 8 corporate headquarters and over 50 international companies, giving it a surprisingly global reach for its size.

The healthcare sector is anchored by AnMed Health, which operates a 451-bed hospital and multiple regional clinics. AnMed recently expanded with new 24-hour emergency facilities in Piedmont (one of Anderson’s fastest-growing communities) and Clemson/Central, filling a major gap in healthcare access for that area.

Fun fact: I can personally vouch for AnMed’s quality of care — a client of mine had a sudden medical emergency recently, and their team’s quick response genuinely saved his life.

Real Estate & Schools

If you’re looking for value, Anderson delivers.

• Median home price: Just over $300,000 (vs. Greenville’s ~$380,000+)

• Top school district: Anderson District 1, home to Wren and Powdersville High Schools — two of the best in the Upstate

• Popular areas: Powdersville, Piedmont, Pelzer, and Easley

Buyers here find everything from new construction to acreage homes to lakefront properties on Lake Hartwell, one of the Southeast’s largest recreational lakes and a bass fisherman’s dream.

If you love small-town charm, easy lake access, and short drives to both Greenville and Clemson, Anderson is an excellent fit.

🚂 Spartanburg, South Carolina: Hub City on the Rise

Spartanburg earned its nickname, “Hub City,” from the railroads that once converged here. Today, it’s still a hub — just with interstates instead of trains. I-85 and I-26 cut directly through the city, offering unbeatable connectivity to Greenville, Charlotte, Asheville, and Columbia.

At just 25 minutes from GSP International Airport, Spartanburg is a commuter’s dream.

Lifestyle & Amenities

With nearly 350,000 residents, Spartanburg County is larger than Anderson but still smaller than Greenville. It offers a balanced mix of urban energy and suburban comfort, plus a growing downtown scene that rivals Greenville’s early days.

In the last five years, Spartanburg has undergone a massive transformation:

• $70M Beaumont Mill redevelopment

• Montgomery Building restoration

• New AC Hotel

• Dozens of restaurants, breweries, and coffee shops like The Kennedy, RJ Rockers Brewing, and Spill the Beans

• Morgan Square’s $17M pedestrian-focused redesign (currently underway)

Downtown Spartanburg isn’t just a place to visit — it’s becoming a place to live. New condos and apartments are filling up fast, signaling strong demand and a shift toward a more walkable lifestyle.

Economic Powerhouse

Spartanburg is one of the strongest manufacturing and logistics hubs in the Southeast, anchored by BMW’s largest manufacturing plant in the world, where all X-series SUVs are made.

• 15,000+ local employees

• $1 billion investment recently announced for plant upgrades and a new EV battery facility in Woodruff

• Inland Port Greer connects directly to the Port of Charleston, fueling regional trade

• Milliken & Company and Torc Robotics further diversify the economy

Education also plays a big role in Spartanburg’s vitality, with Wofford College, Converse University, USC Upstate, and Spartanburg Community College all located here — bringing both workforce talent and cultural energy to the area.

Healthcare is another major employer, led by Spartanburg Regional Health System, which operates six hospitals and the Gibbs Cancer Center & Research Institute. With over 10,000 employees, it’s one of the Upstate’s most respected healthcare systems and a major reason families choose to live here.

Real Estate & Lifestyle

Spartanburg’s housing market remains affordable and full of variety:

• Median sales price: Just under $300,000

• Home types: Everything from historic mill homes and downtown bungalows to brand-new subdivisions in Boiling Springs, Woodruff, Inman, and Duncan

• Demand: Strong from both local residents and out-of-state relocations seeking better value than Greenville

Compared to Anderson, Spartanburg feels more urban, with a denser core and more cultural amenities like the Chapman Cultural Center and Hub City Farmers Market.

If you want career opportunities, nightlife, and long-term growth potential, Spartanburg is arguably one of the most exciting markets in the Upstate right now.

READ: Buyers Regret Moving To THESE Greenville Suburbs

Thinking About Moving to Greenville, SC?

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Contact us for real estate inquiries:

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