Spartanburg,
South Carolina
A scrappy Upstate South Carolina city with genuine affordability and a blue-collar backbone, Spartanburg rewards hustle — but wage growth and school quality remain works in progress.
American Dream Index
Spartanburg, SC
Median Income
$41,200
Median 3BR
$198,000
Rent 2BR
$1,050/mo
Unemployment
4.1%
Sources: U.S. Census Bureau American Community Survey 5-Year Estimates (2022) — ACS DP05 table; 2020–2022 5-year estimate for Spartanburg city· U.S. Bureau of Labor Statistics Local Area Unemployment Statistics (2024) — LAUS monthly data for Spartanburg city/MSA, SC; 2024 average
Population
39K
Median HH Income
$41,200
Median 3BR Price
$198,000
ADI Score
54
Pop. Growth/yr
+1.4%
Unemployment
4.1%
City Scorecard
Hover any card for detailed analysis. Grades reflect the default 2-adult, 2-child median-income household.
Housing Affordability
Median home prices near $198K make ownership realistic for many working families.
Housing Affordability — B
With a median home price of roughly $198,000 and median household income around $41,200, the price-to-income ratio is about 4.8x — better than most Sun Belt peers. However, prices have risen 35% since 2019, squeezing first-time buyers increasingly. FHA loan options and local down-payment assistance programs help bridge the gap.
Jobs & Economy
Manufacturing and logistics anchor the economy, but median wages lag national averages.
Jobs & Economy — C+
BMW, Denny's headquarters, and a growing number of logistics firms provide steady employment. Unemployment sits around 4.1%, near the national average, but median household income of $41,200 is well below the U.S. median of ~$75,000. The Inland Port and Tyger River Tech Park are attracting investment that may lift wages in coming years.
Schools
Spartanburg City Schools face persistent challenges, though magnet and charter options exist.
Schools — C
Spartanburg School District 7 serves the city proper and receives below-average ratings on most metrics, with graduation rates hovering around 80%. Several magnet programs and Spartanburg Charter School offer alternatives. Families in adjacent suburban districts (Districts 2, 3, and 6) generally see better outcomes and are within reasonable commute distance.
Healthcare
Spartanburg Regional Health anchors solid hospital access, but coverage gaps remain.
Healthcare — C+
Spartanburg Regional Medical Center is a full-service regional hospital with Level I trauma designation. Individual health insurance averages about $390/month, on par with South Carolina norms. However, the city has below-average rates of insured residents and limited specialist access compared to Charlotte or Greenville, which are 30–70 miles away.
Childcare
Infant care at ~$890/month is below the national average, easing the burden for working parents.
Childcare — C+
South Carolina's childcare costs are among the more manageable in the Southeast. Infant care in Spartanburg averages around $890/month, compared to a national median exceeding $1,200. SC's ABC Quality program provides tiered subsidy access for lower-income families, and several church-affiliated and nonprofit centers keep prices competitive.
Safety
Spartanburg's crime rate is significantly above state and national averages — a real concern for families.
Safety — D+
The city's crime index of 68 (out of 100, higher = more dangerous) reflects violent and property crime rates well above the national median. Certain neighborhoods near downtown and along key corridors see concentrated crime, while suburban areas of Spartanburg County are considerably safer. Prospective residents should research specific zip codes carefully.
Walkability & Transit
Spartanburg is a car-dependent city with limited transit and modest pedestrian infrastructure.
Walkability & Transit — D+
Walk Score of approximately 42 reflects a city built around the automobile. SPARTA bus service provides limited fixed-route coverage with infrequent headways. The Rail Trail and downtown revitalization efforts are adding pedestrian-friendly corridors, but most errands and commutes require a car. Bikeability is improving slowly.
Culture & Lifestyle
A punching-above-its-weight arts scene and proximity to the Blue Ridge make Spartanburg surprisingly livable.
Culture & Lifestyle — B-
Hub City is home to the Spartanburg Museum of Art, Chapman Cultural Center, a vibrant craft brewery scene, and Morgan Square dining. The city is within 90 minutes of Asheville and the Blue Ridge Parkway, and 75 miles from Charlotte. Converse University and USC Upstate add collegiate energy. The cost of entertainment is low relative to larger metros.
Sources: American Community Survey / BLS / HUD composite (analyst estimate) (2024) — ADI composite scores derived from ACS, BLS, HUD, and FBI source data· Niche.com School District Rankings (2024) — Niche overall district grade and ratings for Spartanburg District 7· Kaiser Family Foundation Health Insurance Marketplace Calculator (2024) — Individual benchmark silver plan premium for Spartanburg County, SC· FBI Uniform Crime Reporting Program — Crime Data Explorer (2022) — Violent and property crime rates for Spartanburg city, SC; latest available· Walk Score (2024) — Walk Score for Spartanburg, SC city-level composite
Why people are moving here
Genuine Housing Affordability
At a median of ~$198,000 for a three-bedroom home, Spartanburg is one of the few remaining Southeast cities where a working-class household can realistically achieve homeownership without dual six-figure incomes. Down-payment assistance programs through SC Housing and local CDFIs further lower the bar. Rents are also well below national averages, allowing renters to save while they decide.
BMW and Advanced Manufacturing Ecosystem
BMW's massive Greer plant — just 20 minutes away — anchors a supply-chain ecosystem of hundreds of manufacturers and logistics firms. The SC Inland Port in Greer gives the region a freight advantage that continues to attract new employers. For skilled trades workers and engineers, this corridor offers competitive wages and long-term job stability that belie the low median income figures.
Low Cost of Living Overall
Beyond housing, Spartanburg benefits from no state income tax on Social Security, moderate property taxes, and utilities below the national average. Groceries, gas, and dining out all run meaningfully cheaper than in Charlotte or Atlanta. For a family that has already paid off their mortgage, this city can stretch retirement income significantly.
Revitalizing Downtown and Quality of Place
Morgan Square and the downtown core have seen sustained reinvestment over the past decade with new restaurants, breweries, and a renovated performing arts scene. The Rail Trail connects neighborhoods to downtown without a car. This energy, combined with nearby natural amenities, creates a quality-of-place trajectory that is moving in the right direction for a small city.
What the boosters don't mention
Wages Haven't Kept Pace
A median household income of $41,200 is roughly 45% below the national median, meaning that even with lower home prices, families are stretching. Budget discipline is non-negotiable — there is little financial cushion for job loss, medical emergencies, or major repairs. Income growth in the city has lagged both inflation and regional peers like Greenville over the past decade.
High Crime in Many Neighborhoods
Spartanburg consistently ranks among the higher-crime cities in South Carolina, with violent crime rates several times the national average in some zip codes. For families with children, the location of your home matters enormously — the difference between a high-crime block and a safer suburban neighborhood is often just a few miles and a ZIP code. Due diligence on neighborhood-level crime data is essential.
School Quality Concerns
Spartanburg City School District 7 underperforms on state and national benchmarks, and the city lacks a strong selection of high-performing public school options within its boundaries. Families committed to public schooling may need to live in surrounding districts, which can push housing costs higher and stretch commutes. Private school tuition adds significant expense on already-tight budgets.
Car Dependency Is Non-Negotiable
With a Walk Score of ~42 and minimal transit infrastructure, life in Spartanburg effectively requires owning and maintaining one or more vehicles. Transportation costs consume a disproportionate share of household budgets here compared to more walkable metros. For families near the margins, a major car repair or loss of a vehicle can create a cascading financial crisis.
The Bottom Line
Spartanburg is a legitimate affordable-living option for working families who prioritize homeownership and low overall cost of living over high wages or urban amenities. The combination of sub-$200K home prices and a growing manufacturing economy creates real pathways to the American Dream — but families should go in clear-eyed about elevated crime in many neighborhoods, underwhelming public schools within city limits, and wages that demand careful budgeting. Those willing to trade metro polish for genuine affordability and a scrappy civic identity will find Spartanburg more than worth a serious look.
Sources: U.S. Census Bureau American Community Survey 5-Year Estimates (2022) — ACS DP03 table; median household income for Spartanburg city, SC· Zillow Research — Zillow Home Value Index (2024) — ZHVI for Spartanburg, SC; 3-bedroom tier median home value· U.S. Department of Housing and Urban Development Fair Market Rents (2024) — FY2024 FMRs for Spartanburg County, SC; 2BR and 3BR units· Economic Policy Institute Child Care Cost Database (2023) — Annual infant care cost estimate for South Carolina / Spartanburg County· Numbeo Cost of Living Database (2024) — Utility and consumer price index estimates for Spartanburg, SC
Spartanburg ZIP Code Map
Each hexagon represents a ZIP code. Hover for details. Source: FHFA HPI metro-level estimates, HUD FMR, 2024 Q4.
Price Range
Most Affordable ZIPs
Sources: Zillow Research — Zillow Home Value Index by ZIP (2024) — ZIP-level ZHVI and rent estimates for Spartanburg, SC ZIP codes· Zillow Research — Zillow Home Value Index (2024) — ZHVI for Spartanburg, SC; 3-bedroom tier median home value
Retirement Savings Projection
On a median household income of $41,200, saving meaningfully for retirement requires discipline but is achievable given Spartanburg's low cost of living — especially once a mortgage is paid off.
These projections assume consistent contributions and returns; Spartanburg's lower wages leave little margin for extended savings gaps due to job loss or medical costs.
At 15% savings rate
Saving 15% of $41,200 annually ($6,180/year or $515/month) invested over 30 years at a 7% average return yields approximately $620,000 — a meaningful nest egg that, combined with Social Security, can support a modest retirement in a low-cost market like Spartanburg.
At 20% savings rate
Saving 20% ($8,240/year or $687/month) over 30 years at 7% produces approximately $827,000. At a 4% withdrawal rate, this generates ~$33,000 annually in addition to Social Security — sufficient for a comfortable retirement in Spartanburg where living expenses are well below national norms.
Sources: U.S. Census Bureau American Community Survey 5-Year Estimates (2022) — ACS DP03 table; median household income for Spartanburg city, SC· U.S. Bureau of Labor Statistics Local Area Unemployment Statistics (2024) — LAUS monthly data for Spartanburg city/MSA, SC; 2024 average
Make this personal
Enter your details to see how Spartanburg looks for your specific situation — not the median household.
Your Personalized ADI Score
Income
$80,000/yr
Price-to-Income Ratio
2.5x
Monthly Ownership Cost
$1,188/mo