Real Estate Investing in Spartanburg, South Carolina
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Spartanburg, SC? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (81/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.3 / 5
(56/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 12.0% vacancy may signal weakening demand.
What’s happening in Spartanburg, SC?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$144,735
Avg Monthly Rent
$1,339
ZIP Codes
10
Market Trends — Spartanburg, SC
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Spartanburg, SC. Updated on demand as visitors ask.
Growth & development in Spartanburg, SC Updated 131 days ago
Spartanburg is experiencing significant economic growth with numerous new businesses, expansions, and major infrastructure projects, though some local businesses have closed.
Opportunities
- Spartanburg County attracted $3.5 billion in new investment and created 1,024 new jobs in 2025. — This expands employment opportunities and brings significant capital to the county. OneSpartanburg Inc.
- NorthMark Strategies is investing $2.8 billion in a high-performance computing center in Spartanburg County, creating 27 jobs. — This brings a substantial high-tech investment and new job opportunities to the area. OneSpartanburg Inc.
- AIRSYS Cooling Technologies is establishing its global headquarters in Woodruff, a $40 million investment creating 215 new jobs. — This expands high-tech manufacturing and creates new employment opportunities. SC Dept. of Commerce
- Fifth Third Park, a $425 million downtown development including a minor league baseball stadium, apartments, office space, and a hotel, is under construction. — This creates new entertainment, housing, and commercial options, revitalizing the downtown area. Upstate Business Journal
- Spartanburg County's penny sales tax is funding $478 million for 577 road, bridge, and infrastructure projects. — These improvements enhance transportation, safety, and connectivity throughout the county. Spartanburg County SPATS
Concerns
- Hub City Scoops permanently closed after nearly nine years, leaving a vacant unit on Main Street. — This reduces local business variety and leaves a commercial vacancy. Old Gold & Black
- Papa's Breakfast Nook closed in October after 35 years in business. — This removes a long-standing local establishment and reduces dining options. Old Gold & Black
- Yokohama TWWS North America will permanently close its Spartanburg tire manufacturing plant by April 19, 2025, impacting nearly 100 employees. — This results in job losses and reduces local manufacturing employment. WYFF News 4
- Kohler Co. permanently closed its Spartanburg facility between April 6-19, 2024, impacting 71 employees. — This resulted in job losses and a reduction in local manufacturing. SC Dept. of Employment and Workforce
- Broad Street in downtown Spartanburg will be closed for 16-18 months due to construction, impacting traffic. — This creates temporary inconvenience and disrupts local traffic patterns. WSPA 7News
Bottom line: Spartanburg is experiencing substantial economic development and infrastructure investment, though some local businesses have faced closures.
Local news & events in Spartanburg, SC Updated 131 days ago
Spartanburg has seen a mix of community events and efforts to address homelessness, alongside significant environmental concerns and ongoing crime challenges.
Opportunities
- Spartanburg hosts numerous community events, including Music on Main, International Festival, and Dickens of a Christmas. — These events provide diverse cultural and entertainment options, fostering community engagement. Spartanburg.com / City of Spartanburg
- The city is actively working to address homelessness through initiatives like the 'Situation Table' model to coordinate services. — This strengthens collaboration among agencies to help individuals move from crisis to stability more efficiently. A Place to Call Home
- Spartanburg police reported a noticeable decrease in overall crime in 2025, with property crime down 25% below the 10-year average. — A reduction in crime enhances public safety and improves the quality of life for residents. FOX Carolina News
- Free community events like 'Coffee with Veterans and First Responders' and historical walking tours are regularly offered. — These events create opportunities for social connection, learning, and civic participation for residents. Eventbrite / Spartanburg History
Concerns
- A new Valara data center in Spartanburg County, under construction, could emit harmful air pollutants without enforceable limits. — This raises concerns about increased environmental and health impacts for nearby communities already burdened by industrial activity. Southern Environmental Law Center
- In February 2026, an estimated 20,000 gallons of diesel fuel spilled into a Spartanburg creek, raising environmental concerns. — This incident poses a risk of groundwater contamination and further stress on the creek's water quality and aquatic life. WSPA.com
- Residents of the Robert Smalls Apartments alleged mismanagement and unsafe living conditions, including mold and lack of crucial accommodations, in March 2024. — These issues restrict residents' ability to live in safe, healthy, and accessible housing. WSPA 7News
- Spartanburg experienced a troubling start to 2026 with three homicides in one week in January, raising concerns about gun violence. — An increase in violent crime restricts residents' sense of safety and well-being in the community. WSPA.com
- Residents expressed concerns in May 2026 about the loss of approximately 300 downtown parking spaces, impacting small businesses. — Reduced parking can deter customers, potentially leading to business relocation and limiting economic opportunities downtown. Citizen Portal
Bottom line: Spartanburg is fostering community engagement through various events while grappling with significant environmental pollution concerns and ongoing public safety challenges.
Schools in Spartanburg, SC Updated 131 days ago
Spartanburg School District 7 recently passed a bond referendum for new facilities and is expanding programs, while enrollment has seen fluctuations.
Opportunities
- In August 2024, Spartanburg School District 7 voters approved a bond referendum to fund a new Jesse Boyd Elementary School and an 11,364 sq. ft. addition to Mary H. Wright Elementary. — This expands educational facilities and addresses long-standing needs for modern learning environments. Spartanburg D7 Referendum
- The Mary H. Wright addition will allow for the expansion of District 7's need-based 3K program for the public. — This increases access to early childhood education for more families. Spartanburg D7 Referendum
- The bond referendum also includes providing reduced-cost childcare for pre-K aged children of District 7 employees. — This helps recruit and retain high-quality teachers and staff by offering a valuable benefit. Spartanburg D7 Referendum
- Spartanburg School District 7, in partnership with Spartanburg Academic Movement, received a $15 million federal grant in February 2024 to increase educational access. — This grant provides funding for expanded educational opportunities, mental health services, and afterschool/summer programs. Spartanburg School District Three
- A new Transportation Department facility, nearing completion in April 2026, will provide safety, compliance, and bus driver licensing training. — This enhances safety and streamlines operations for student transportation. Spartanburg D7
Concerns
- Spartanburg High School's 2021-2022 overall rating was 'Average,' with 'Academic Achievement' and 'Preparing For Success' rated 'Below Average' and 'Average' respectively. — These ratings indicate areas where student performance may need improvement. SC-School Report Cards
- E.P. Todd School's 2022-2023 overall rating was 'Average,' with 'Academic Achievement' rated 'Below Average' and 'Preparing For Success' rated 'Unsatisfactory'. — These ratings suggest that students at this elementary school may not be adequately prepared for future academic success. SC-School Report Cards
Bottom line: The district is investing in new facilities and programs, while academic performance at some schools indicates areas for improvement.
Civic & policy in Spartanburg, SC Updated 131 days ago
Spartanburg County is actively addressing rapid growth through zoning changes and infrastructure investments, while state-level tax reforms and new open-carry gun laws also impact residents.
Opportunities
- Spartanburg County is utilizing 'performance zoning' in its fastest-growing areas to guide development more adaptively than traditional zoning. — This approach aims to accommodate growth while balancing property owners' rights and minimizing impacts on surrounding areas. SC Public Radio
- Spartanburg City Council approved the first reading of an ordinance to annex properties at 2191 Country Club Road and 2251 S. Pine Street, rezoning them to B-3, General Retail District, on April 12, 2026. — This annexation and rezoning can facilitate new retail development, potentially expanding local commercial options and services. City Council Agenda
- Spartanburg County adopted a Safety Action Plan to reduce severe and fatal traffic-related injuries, following over 50,000 crashes in the past five years. — This plan aims to improve road safety for all residents and commuters in the county. Spartanburg County News Flash
- South Carolina's new income tax law is shifting to a two-tiered system, with the goal of phasing out the state income tax over time if revenues remain high. — This change could lead to lower income tax burdens for many residents in the long term. The State
- A new state law eliminates double taxation for boat owners by removing a separate tax on outboard motors and reducing the watercraft tax rate to 6% from 10.5%. — This reduces the financial burden for boat owners, making boat ownership more affordable. The State
Concerns
- Spartanburg County Council voted against tax incentives for a proposed $3 billion data center project (Project Sparrow) on February 27, 2026. — This decision may have resulted in the loss of a significant economic development project and associated job creation. WYFF 4
- The 2023 reappraisal in Spartanburg County, with notices mailed by September 2023, means some property owners may see increased property taxes. — While intended for fair distribution, some residents may face higher property tax bills. Spartanburg County, SC
- A new state Open Carry law, enacted in April 2024, allows individuals 18 and older to carry firearms openly or concealed in most places. — This change may raise concerns for some residents regarding public safety and the prevalence of firearms. OneSpartanburg, Inc.
- Spartanburg Medical Center agreed to pay a $100,000 settlement for allegedly violating the patient dumping statute in May 2024 by inappropriately transferring a patient. — This indicates a failure to provide necessary stabilizing treatment, potentially endangering patient health and safety. OIG
Bottom line: Spartanburg is experiencing significant local government activity, with a focus on managing growth and development, alongside state-level tax and regulatory shifts.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Spartanburg, SC
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Spartanburg, SC. Anonymous, moderated, never written by AI.
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Avg Home Value
$144,735
Avg Monthly Rent
$1,339
1% Rule
✗ Below
Landlord Friendly (SC)
★★★★★
❄️
Cool Market
— Spartanburg, SC metro
63
Days to pending
10.6%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Spartanburg
7 Colleges
16,032 Students
2,510 Off-Campus Renters
B
4-Year Private · 1,873 students
C+
4-Year Public · 4,946 students
📍 ~301 students rent off-campus
C
2-Year Public · 6,330 students
📍 ~2,209 students rent off-campus
C
4-Year Private · 1,341 students
C
Vocational For-Profit · 132 students
C
4-Year Private · 1,029 students
D
4-Year Private · 381 students
Investor Insight: With 2,510 students living off-campus, Spartanburg has substantial rental demand from the college population — typically stable, lease-renewing tenants.
Neighborhoods in Spartanburg
ZIP Codes in Spartanburg, SC
29301
Home Value
$238,571
Rent
$1,409/mo
29303
Home Value
$211,635
Rent
$1,383/mo
29302
Home Value
$268,955
Rent
$1,503/mo
29307
Home Value
$261,580
Rent
$1,222/mo
29306
Home Value
$194,520
Rent
$1,231/mo
29320
Home Value
$134,464
Rent
$1,215/mo
29333
Home Value
$137,621
Rent
$1,407/mo
29304
Home Value
$0
29305
Home Value
$0
29336
Home Value
$0
Screen every ZIP in Spartanburg
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View PlansFrequently Asked Questions About Spartanburg, SC
Does rental property in Spartanburg, SC pass the 1% rule?
Yes, many Spartanburg, SC properties clear the 1% rule. The rent-to-price ratio averages, supported by $1,339/mo rents.
How does Spartanburg, SC rate as a rental market?
Investors tracking Spartanburg, SC will find a 3.3/5 rating supported by $145K median home values and $1,339/mo rents. That profile suits long-term holders targeting steady returns.
How do experienced investors play Spartanburg, SC?
Spartanburg, SC investors pursuing value-add and BRRRR deals. The underlying economics ($145K prices, $1,339/mo rents) make it a reasonable choice.
Does a duplex house hack pencil in Spartanburg, SC?
House hacking in Spartanburg, SC is reasonable to execute. Prices around $145K and rents of $1,339/mo solid owner-occupant economics.
How do home values compare in Spartanburg, SC?
Median home price in Spartanburg, SC is near $145K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Community Ratings
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