South Carolina Housing Affordability: What the Latest Numbers Mean for Homebuyers and Sellers

By Beth Ross | Broker/Owner, Carolina Pines Realty, Inc.

September 2026 | South Carolina Real Estate Market Insights

Homeownership has long been an important part of the American dream, but for many South Carolina families, achieving that dream is becoming increasingly difficult.

According to the April 2026 Housing Attainability Index released by the Home Builders Association of South Carolina (HBASC), more than six out of ten South Carolina families cannot afford a median-priced home in their local market.

The report, released by HBASC and featuring comments from Executive Director Mark Nix, examines housing affordability across all 46 South Carolina counties. It provides valuable insight into how home prices, mortgage interest rates, household income, and other ownership costs affect a family's ability to purchase a home.

For those of us working in the real estate industry, these findings highlight the importance of understanding local market conditions and helping buyers and sellers make informed decisions.

South Carolina's Housing Affordability Challenge

The April 2026 report reveals that 60.2% of South Carolina families cannot afford a median-priced home, an increase from 58.2% in January 2026.

Interestingly, statewide median home prices remained relatively stable during that period. The average median home price increased only slightly, from $247,772 in January to $248,760 in April.

However, the benchmark mortgage interest rate increased from 5.96% to 6.069%.

Although that increase may seem relatively small, it was enough to push additional families beyond the affordability threshold.

These figures illustrate how even modest changes in borrowing costs can affect purchasing power.

For buyers, this means that understanding the total monthly cost of homeownership is just as important as understanding the home's purchase price.

For sellers, it reinforces the importance of pricing a property appropriately for the local market and recognizing the financial considerations today's buyers face.

A Closer Look at Northeast South Carolina

At Carolina Pines Realty, Inc., we serve nine counties throughout Northeast South Carolina. While statewide housing statistics provide an important overview, the affordability picture varies considerably from one county to another.

The HBASC report provides the following April 2026 figures for the counties we serve:

Source: HBASC Housing Attainability Index, April 2026. The percentages represent the estimated share of county families unable to afford a median-priced home under the index's financing and housing-cost assumptions.

These figures demonstrate why it is important to evaluate each real estate market individually.

Horry and Georgetown Counties: Coastal Affordability Challenges

Horry and Georgetown counties illustrate the housing affordability pressures affecting South Carolina's coastal markets.

In Horry County, the median home price reached $299,978, with 65.1% of families unable to afford a home at that price.

Georgetown County experienced an even greater affordability challenge. Its median home price increased by $46,900 from January to April, reaching $472,467.

According to the report, 78.9% of Georgetown County families could not afford the median-priced home.

For prospective buyers in these coastal communities, exploring different neighborhoods, property types, and financing options may help identify opportunities that better align with their budgets.

Florence and Darlington Counties: Understanding Local Market Changes

Florence County reported a median home price of $203,750, with 53.7% of families unable to afford the median-priced home.

Darlington County experienced a significant increase in its median home price, rising by $42,931 to $201,633.

The share of Darlington County families unable to afford a median-priced home increased by 8.0 percentage points, reaching 59.9%.

These changes demonstrate how quickly housing affordability can shift within individual counties, even when statewide home prices remain relatively stable.

Marion, Dillon, Lee, Marlboro, and Williamsburg Counties

Several of our more rural markets also experienced affordability challenges.

Dillon County saw the share of families unable to afford a median-priced home increase from 41.0% in January to 53.0% in April.

Marion County experienced a similar shift, with the share of families priced out increasing from 50.8% to 61.2%.

Lee County's share of families unable to afford the median-priced home increased from 42.2% to 52.2%.

Meanwhile, Marlboro and Williamsburg counties reported median home prices of $118,729 and $128,133, respectively.

Although these prices are substantially below those in many coastal markets, affordability remains a concern because household incomes and other ownership costs must also be considered.

A lower purchase price does not automatically mean that a home is affordable for every family.

What Does This Mean for Homebuyers?

For prospective homebuyers, the April 2026 findings reinforce the importance of preparation and understanding the financial responsibilities associated with homeownership.

Before beginning a home search, buyers should consider several important factors:

• Understanding their purchasing power through mortgage preapproval and a realistic monthly housing budget.

• Exploring available mortgage programs and down payment assistance opportunities.

• Accounting for property taxes, homeowners insurance, maintenance, and other recurring ownership expenses.

• Considering multiple communities and property types to identify homes that meet both their needs and financial goals.

• Working with knowledgeable real estate and lending professionals who understand local market conditions.

The HBASC index uses a 3.5% FHA down payment, a 28% housing-cost-to-income ratio, county-specific property taxes, and an estimated annual homeowners insurance cost of $2,611.

These assumptions provide a consistent way to compare affordability across counties. However, individual buyers may qualify for different financing arrangements depending on their credit, income, debt, down payment, and loan program.

The important takeaway is that every buyer's financial situation is different, and understanding the full cost of ownership is essential.

What Does This Mean for Home Sellers?

For homeowners considering selling, housing affordability is an important factor when evaluating the market.

Even when a property is located in a desirable neighborhood, potential buyers must still be able to qualify for financing and comfortably manage the associated monthly expenses.

Sellers should consider how their asking price compares with competing properties, recent comparable sales, and the financial circumstances of buyers in their particular market.

A thoughtful pricing and marketing strategy can help position a property appropriately while accounting for current market conditions.

It is also important to recognize that statewide housing affordability statistics do not necessarily describe the market conditions for every individual property.

Local inventory, property condition, location, and buyer demand can vary significantly, even within the same county.

Looking Ahead: Why Local Knowledge Matters

The April 2026 HBASC report demonstrates that housing affordability is influenced by more than home prices alone.

Mortgage interest rates, household income, property taxes, insurance, and other ownership costs all contribute to determining whether a family can afford to purchase a home.

For buyers and sellers throughout Northeast South Carolina, understanding these factors can help support more informed real estate decisions.

Whether you are purchasing your first home, relocating, downsizing, or preparing to sell, it is important to evaluate your specific circumstances and the conditions within your local market.

At Carolina Pines Realty, Inc., we believe that informed decisions begin with accurate information, realistic expectations, and an understanding of the opportunities and challenges within each community.

Our goal is to help you navigate the real estate process with the information and guidance you need to make decisions that are right for you.

About the Author

Beth Ross, Broker/Owner

Carolina Pines Realty, Inc.

Established in 1997, Carolina Pines Realty, Inc. serves buyers and sellers throughout Horry, Georgetown, Marion, Williamsburg, Florence, Darlington, Dillon, Marlboro, and Lee counties in South Carolina.

Whether you are considering buying or selling a home, our team is available to discuss your real estate goals and help you understand your options.

Contact Beth Ross

Cell: 843-333-6113

Office: 843-353-0393

Email: info@carolinapinesrealty.com

Website: www.carolinapinesrealty.com 

Original Article and Source Attribution

This blog is based on the April 2026 news release titled Housing Affordability Slides Further as Mortgage Rates Rise, HBASC Index Shows, published by the Home Builders Association of South Carolina.

The release identifies Mark Nix, Executive Director of the Home Builders Association of South Carolina, as its media contact and includes his commentary on the findings. It does not identify a separate individual author.

The original report examines housing affordability across all 46 South Carolina counties using the association's Housing Attainability Index.

Source: Home Builders Association of South Carolina (HBASC), April 2026 Housing Attainability Index.

Visit the Home Builders Association of South Carolina 

The source document is available here: HBASC-Housing-Attainability-Apr2026-Release2.pdf.

Note: The statistics in this article reflect the April 2026 report and should not be interpreted as current September 2026 market measurements. Individual financing eligibility and local housing conditions may differ from the index estimates.