Is Greenville, SC still affordable in 2025? Or are we slowly becoming the next Asheville, Charlotte, or Charleston when it comes to cost of living?
If you’re thinking about relocating to the Upstate — or you already live here and want to know how your monthly budget compares to the national average — this guide will walk you through what it actually costs to live here in 2025. We’ll break down everything from housing and taxes to groceries, utilities, and a few hidden costs that most people overlook.
As someone who’s helped over 100 families buy and sell homes in Greenville last year alone — more than 9x the average agent — I’ll also share insights from my clients relocating from across the country. These are the real expenses they didn’t expect, and the areas where Greenville can stretch your budget if you’re not prepared.
Housing Costs in Greenville, SC (2025)
Housing is the largest line item in Greenville’s cost of living, but compared to other popular South Carolina metros, it remains attractive.
Average home price (2025): $392,000 (up ~5% year-over-year)
Median home price: $315,000 (up just under 2%)
Compare that to Charleston, SC, where the average home price is $580,000, or Summerville (Charleston suburb), where the median sits around $360,000. Greenville still offers significant value without compromising on lifestyle.
Hidden Housing Costs to Plan For
Inspections – General + termite inspections run $350–$500, and specialty inspections can push costs over $800.
Closing Costs – Expect 2–3% of your loan amount. On a $500,000 purchase with a $400,000 loan, that’s $8,000–$11,000 in addition to your down payment.
Moving Expenses – Long-distance moves can range from $10,000–$15,000, especially with storage involved. I always advise against the cheapest mover — damaged items and unreliable service aren’t worth it. I’m happy to recommend trusted local companies I’d personally use.
Utilities – Average $200–$400/month for power, water, sewer, and internet. New construction homes often benefit from lower bills thanks to better insulation and efficient systems.
Taxes in Greenville, SC
South Carolina is one of the more tax-friendly states in the Southeast, particularly for retirees.
Income Taxes
Progressive structure: 0%–6.4% (most residents fall between 3–6%).
No local income tax: File once with the state, you’re done.
Retiree benefits:
Social Security income = tax-free
$15,000 retirement income deduction per person (65+)
Additional age-based deductions
For a married couple retiring here, that’s up to $30,000 in income deductions, making Greenville a retirement haven compared to higher-tax states.
Property Taxes
A simple rule of thumb:
Primary residence: Purchase price × 0.006
Second home/investment: Multiply that number × 2.5
Example: On a $400,000 home, expect around $2,400/year in property taxes if it’s your primary residence. For second homes (like many on Lake Keowee), the number can climb significantly.
Many of my relocating clients come from states where property taxes range from $15,000–$25,000/year, and they’re stunned to see their Greenville tax bills cut by 70–80%.
Insurance & Healthcare Costs in Greenville
Health Insurance
One of the most overlooked costs for early retirees is private health insurance. Until Medicare kicks in at 65, expect higher premiums than you may think:
My own HSA-qualifying plan: $800+/month for a couple, with a $12,000 deductible.
Non-HSA plans: Closer to $600/month for similar coverage.
Income and ACA subsidy eligibility play a big role here, so do your research before relocating.
Home & Auto Insurance
Insurance premiums have risen steadily nationwide — Greenville included.
My personal home (worth ~$225K): Premium increased 30% in 3 years, from $1,068 to $1,478.
Client example: $625,000 brick home with older roof/HVAC = ~$2,000/year.
Auto: My 2021 F-150 = $700 per 6 months (note: I carry extra liability for clients).
Factor in SC’s annual vehicle property tax — $150–$800 depending on vehicle value.
Transportation Costs
Greenville remains a car-first city. Public transit is limited outside of downtown, so most households are two- or three-car households.
Gas, insurance, and maintenance add up quickly.
Annual vehicle property tax (as noted) is another recurring expense.
If you’re relocating from a city with robust public transit, budget for the reality of driving here.
Food & Lifestyle Expenses
Greenville is known for its food scene — from Downtown’s West End eateries to local farmers markets in Travelers Rest and Simpsonville. Dining out is reasonably priced compared to larger metros, though higher than many expect when eating downtown regularly.
Groceries run close to the national average, though prices on fresh produce and specialty items can be slightly higher.
Entertainment and recreation are where Greenville shines — golf, hiking in Paris Mountain, boating on Lake Keowee, and shows at the Peace Center all provide lifestyle value without major city costs.
Is Greenville Still Affordable in 2025?
Yes — Greenville remains affordable compared to Charleston, Charlotte, or Asheville. Housing, property taxes, and overall lifestyle costs remain lower. However, insurance premiums, private healthcare, and transportation costs are areas that can catch new residents off guard.
If you’re moving from New York, New Jersey, or California, Greenville will almost certainly feel like a financial relief. But budgeting correctly — with hidden costs included — is the key to making your move stress-free.
READ: Mid-Year Market Update 2025 | Greenville, SC
Thinking About Moving to Greenville, SC?
I’ve helped many families relocate to Greenville, guiding them through the process and helping them find the right fit for their needs.
Contact us for real estate inquiries:
📱 Call or text: 864-688-9738
📧 Email: [email protected]
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