Our South Carolina land market insights reveal the best opportunities often blend growth and value, particularly outside the most expensive coastal zones. Counties like Oconee and Pickens show strong, balanced potential. Ready to find your perfect land match? Dive into our 2025 data covering hot spots, appreciation rates, pricing, and market speed across the state.
Key Takeaways:
- Coastal and key Upstate counties (like Beaufort, Horry, and Oconee) dominate market heat with the highest turnover ratios and fastest sales times.
- A significant price divide exists, with urban/suburban land costing over 3x more per acre on average than affordable rural land.
- Top investment potential often lies in counties balancing strong appreciation, good market liquidity (turnover), and relative affordability, not just excelling in one area.
Data Source: All land pricing data in this article was compiled from multiple real estate sources including Redfin, Zillow, and local MLS listings, with data subject to change based on market conditions.
South Carolina's Hottest Land Markets for 2025
Understanding Turnover Ratio: The Key Market Indicator
The chart below highlights South Carolina's most active land markets using the turnover ratio. This number shows the percentage of active land listings sold over the past 365 days. A higher turnover ratio means land is selling faster relative to how much is available – a sign of strong buyer demand.
Key Findings:
- Coastal Dominance: Several coastal or near-coastal counties like Beaufort (266.67%), Horry (221.05%), and Charleston (166.67%) rank high, indicating strong demand in desirable coastal areas.
- Upstate Activity: Counties in the Upstate region, such as Oconee (250.00%), Pickens (200.00%), and Anderson (183.33%), also show significant heat, suggesting diverse geographic demand across the state.
- Top Performers: Beaufort County leads the pack with a remarkable 266.67% turnover ratio, followed closely by Oconee County at 250.00%.
- Consistent Demand: The top 25 counties show turnover ratios well above 100%, indicating that in these areas, land is selling faster than it's being listed over the year.
What This Means For You:
- Sellers: If your land is in these high-turnover counties, you can expect quicker sales, potentially with multiple offers. Pricing strategically and understanding your land's worth is still key.
- Buyers: Be prepared for competition in these hot markets. Having financing ready and acting decisively when you find the right property is crucial.
- Investors: These counties represent areas with proven demand and liquidity. They are prime locations for buy-and-hold strategies or potential development projects where quick resale is desired.
South Carolina's Slowest Land Markets: Buyer Opportunities
Understanding Low Turnover: Where Buyers Have Leverage
While high turnover signals a hot market, low turnover ratios indicate markets where land sells more slowly compared to the available inventory. The chart below shows the 25 South Carolina counties with the lowest 365-day turnover ratios. These slower-paced markets often mean less competition and potentially more negotiating power for buyers.
Key Findings:
- Lowest Activity: Calhoun County shows the slowest market with a turnover ratio of just 16.67%, meaning only a small fraction of listed land sold over the year. McCormick (20.00%) and Clarendon (25.00%) also exhibit very low turnover.
- Rural Concentration: Many counties on this list, like Allendale (28.57%), Lee (33.33%), and Bamberg (37.50%), are predominantly rural, suggesting that demand in these less populated areas is significantly lower than in coastal or urban-adjacent regions.
- Potential Bargains: While slower sales can be a drawback for sellers, they can create opportunities for buyers to find properties at potentially lower prices or with more favorable terms compared to the state's hotter markets.
- Market Contrast: Comparing this list to the "Hottest Markets," the difference is stark. The slowest markets have turnover ratios far below 100%, indicating more supply than demand over the year.
What This Means For You:
- Buyers: These counties are your opportunity zones. Expect less competition, more time to conduct due diligence, and potentially greater leverage in negotiations. Leverage top notch marketing in your land listing to sell faster.
- Sellers: Patience is key in these markets. Pricing competitively and ensuring your property is well-presented are crucial to sell land in South Carolina. Expect longer days on market compared to high-turnover areas.
- Investors: These areas might suit long-term buy-and-hold strategies where immediate liquidity isn't the primary goal. Lower entry prices could yield significant returns over time if the area experiences future growth. Be sure to research local economic factors.
Land Appreciation Hotspots Across South Carolina
Tracking Value Growth: Where Land Values Climbed Most
Land appreciation, or the increase in property value over time, is a critical factor for both homeowners and investors. The chart below highlights the top 25 South Carolina counties experiencing the highest percentage increase in land prices over the last year (based on 1-Year Price Change %). These areas have shown significant growth, potentially indicating strong economic factors or increasing desirability.
Key Findings:
- Exceptional Growth: Jasper County stands out with a remarkable 60.00% increase in land value over the past year, making it the clear leader in appreciation.
- Coastal Strength: Following Jasper, other coastal and near-coastal counties like Beaufort (40.00%), Horry (35.00%), and Charleston (30.00%) demonstrate substantial gains, reinforcing the high demand and value growth in these areas.
- Upstate Gains: The Upstate also shows strong appreciation, with Oconee (38.00%), Pickens (36.00%), and Greenville (28.00%) appearing high on the list.
- Widespread Growth: While coastal and upstate regions lead, positive appreciation is seen across various parts of the state within the top 25, including counties like York (25.00%) and Lexington (24.00%) near major metro areas.
What This Means For You:
- Sellers: If you own land in these high-appreciation counties, now could be an opportune time to capitalize on the significant value gains.
- Buyers: While these areas show strong growth potential, expect higher entry prices. Buying here is an investment in a location with proven value increases, but competition may be stiff.
- Investors: These counties represent areas where land values are actively growing. They are attractive for strategies focused on capital appreciation, but thorough due diligence on growth drivers is recommended.
The Urban-Rural Price Divide in South Carolina Land Markets
Location Matters: Comparing Land Costs
Where land is located significantly impacts its price. Generally, land closer to cities and developed areas (urban and suburban) commands higher prices than land in more remote, rural settings. The chart below illustrates this difference by comparing the average price per acre in South Carolina's urban/suburban counties versus its rural counties.
Key Findings:
- Significant Price Gap: There's a clear difference in land costs. On average, land in South Carolina's urban and suburban counties costs significantly more per acre than land in rural counties.
- Urban/Suburban Premium: Based on the data, the average price per acre in urban/suburban areas is $18,571.43. This reflects higher demand, proximity to amenities and jobs, and more significant development potential.
- Rural Affordability: In contrast, the average price per acre in rural counties is much lower at $5,833.33. This offers affordability but often comes with fewer services and potentially slower appreciation.
- The Cost of Proximity: The data shows that buyers pay roughly 3.2 times more per acre for land in or near urban centers than for land in rural locations in South Carolina.
What This Means For You:
- Buyers: Your budget will stretch further in rural counties, allowing for larger parcels. However, urban/suburban land offers convenience and potentially faster value growth. Define your priorities – space, and affordability vs. access and amenities.
- Sellers: Pricing expectations should be vastly different based on your county type. Urban/suburban sellers can typically command higher prices, while rural sellers need to align with local market realities.
- Investors: Urban/suburban land often involves higher upfront costs but may offer quicker returns or development opportunities. Rural land presents lower entry barriers and potential for long-term appreciation, especially if future growth expands outwards.
Land Market Speed: Where Properties Fly vs. Where They Sit
Understanding Days on Market (DOM)
"Days on Market" measures the average time from when a land parcel is listed until it goes under contract. A low DOM indicates a fast-moving market with strong demand, while a high DOM suggests a slower pace. The chart below visualizes this spectrum by showing the 25 South Carolina counties with the lowest (fastest, shown in green) and highest (slowest, shown in red) average DOM.
Key Findings - Market Extremes:
- Fastest Sales: Counties like Jasper (60 days), Beaufort (75 days), and Oconee (80 days) boast the shortest average time on the market, indicating properties here sell very quickly (green bars in the chart). High demand in coastal and desirable Upstate regions drives this speed.
- Slowest Sales: At the other end, counties such as Calhoun (300 days), McCormick (280 days), and Clarendon (250 days) experience significantly longer periods before land sells (red bars in the chart). These are often more rural areas with lower current demand.
- Clear Contrast: The combined chart clearly illustrates the wide range in market speed across the state, highlighting the difference between high-demand areas and those where sales cycles are much longer.
What This Means For You:
- Buyers: In low-DOM counties (green bars), be prepared to act swiftly. In high-DOM counties (red bars), you likely have more time to consider options and negotiate.
- Sellers: In high-DOM areas, competitive pricing and presentation are crucial. In low-DOM areas, expect a faster sale, but accurate pricing remains key.
- Investors: Low-DOM areas offer liquidity but higher entry points. High-DOM areas may require longer holding periods but could offer better value opportunities if you anticipate future growth.
Most Active Land Markets: Supply vs. Demand
Visualizing Market Volume: Active vs. Sold Listings
Understanding market activity involves looking at both the available supply (active listings) and the realized demand (sold listings). The chart below displays the 25 South Carolina counties with the highest overall land market volume, combining active and recently sold listings. The stacked bars show the number of active listings (blue) and the number of sold listings in the past 365 days (green) for each county. This helps visualize not only the busiest markets but also how effectively supply is meeting demand within them.
Key Findings:
- Highest Volume Leaders: Counties like Horry, Greenville, Spartanburg, and Anderson show the largest total number of listings, indicating these are the state's busiest land markets overall.
- Demand Strength in Active Hubs: In top-volume counties like Horry and Beaufort, a substantial portion of the total bar is green (sold listings), signifying strong demand that keeps pace with the high supply.
- Varying Ratios: While some counties have high total volume, the ratio of sold-to-active listings varies. For example, compare the green-to-blue ratio in Horry (high demand relative to supply) versus a county further down the list where the blue (active) portion might be proportionally larger.
- Geographic Concentration: High-activity markets are concentrated around major population centers (Greenville, Spartanburg, Richland/Lexington), coastal areas (Horry, Beaufort, Charleston), and the rapidly growing Upstate.
What This Means For You:
- Buyers: In these high-volume markets, you'll find more inventory to choose from, but also likely face significant competition, especially where the "sold" (green) portion of the bar is large.
- Sellers: Listing in these counties means entering a market with proven activity and a large pool of potential buyers. Strong demand (large green bar segment) suggests favorable conditions for selling.
- Investors: These counties offer liquidity due to high transaction volumes. Analyzing the sold-to-active ratio can help gauge market heat and potential for quick resale within these active hubs.
Finding Your Sweet Spot: South Carolina Land Pricing Patterns
How Market Activity Influences Price Per Acre
This scatter plot maps South Carolina counties based on their land market dynamics. It compares the average price per acre (vertical axis) against the market's turnover rate (horizontal axis – how quickly properties sell relative to active inventory). Note: We are using average price per acre from the available data as a proxy for median price.
Counties are color-coded by type: Major Urban (red), Suburban/Developing (blue), and Rural (green). This visualization helps reveal how price and market speed interact across different types of areas in the state.
Key Findings:
- Urban Premium: Major Urban counties (red dots) generally cluster towards the higher end of the price-per-acre axis, regardless of their turnover rate. This confirms the significant price premium for land in or near major cities.
- Rural Affordability: Rural counties (green dots) predominantly occupy the lower portion of the price axis, showcasing their affordability. They exhibit a wide range of turnover rates, from very slow to moderately active.
- Suburban Spectrum: Suburban/Developing counties (blue dots) tend to fall between urban and rural areas in terms of price. They often show relatively high turnover rates, indicating active markets in these growing areas adjacent to cities.
- Price vs. Speed: There isn't a simple statewide correlation where higher turnover always means higher price. High-turnover markets exist at various price points, particularly in desirable rural and suburban areas (e.g., Oconee, Pickens). However, the most expensive land is consistently found in urban/suburban areas, even if their turnover isn't the absolute highest.
- Outliers: Look for counties positioned unusually relative to their group. For instance, a rural county with an exceptionally high price or an urban county with extremely low turnover might warrant further investigation.
What This Means For You:
- Buyers: Use this chart to understand the typical price range and market speed for the type of area you're interested in. If you want affordability, rural areas (green) are key, but be aware turnover can vary. For proximity to cities (red/blue), expect higher prices.
- Sellers: Your county type heavily influences pricing expectations. The chart helps position your property relative to others with similar characteristics (location type, market speed), especially if you're looking to sell inherited land in South Carolina.
- Investors: Identify potential "sweet spots" – perhaps suburban counties with high turnover but not yet peak prices, or rural counties showing increasing turnover. Analyze counties that deviate from their group's typical pattern to find unique opportunities or risks.
South Carolina's Top Land Investment Opportunities for 2025
Identifying Counties with Strong Overall Potential
This section highlights South Carolina counties showing promising investment potential by combining key market indicators. We looked for areas that balance:
- Affordability: Lower average price per acre.
- Growth Potential: Higher 1-year appreciation rate.
- Market Liquidity: Higher 365-day turnover ratio.
To do this, we ranked counties on each factor (where lower price, higher appreciation, and higher turnover received better ranks) and combined these ranks into a simple Opportunity Score. A higher score indicates a county performs well across multiple desirable metrics. While a precise weighted index is complex and requires deeper analysis, this approach helps identify counties excelling across multiple categories, often representing strong opportunities.
Key Findings:
- Top Balanced Performers: Based on our Opportunity Score, counties like Oconee, Pickens, Jasper, and Beaufort emerge as leading candidates, demonstrating a compelling mix of relatively strong appreciation, high market activity (turnover), and varying levels of affordability. See the chart below for the top 20 counties based on this balanced score.
- Beyond Single Metrics: The counties ranking highest here might not be the absolute cheapest, the fastest appreciating, or have the highest turnover individually. Instead, they represent areas where these positive factors converge, suggesting a potentially more robust investment profile.
- Diverse Opportunities: The top list includes counties from different regions (Upstate, Coastal, etc.), indicating that balanced opportunities aren't confined to one specific area.
What This Means For You:
- Investors: The counties highlighted in the chart are prime candidates for further investigation. They represent areas where market data suggests a favorable combination of growth, liquidity, and relative value. Use this as a starting point for your due diligence.
- Buyers/Sellers: Understanding which counties show balanced strength can inform your decisions. Buyers might find these areas offer a good mix of potential growth and resale ease, while sellers can leverage the positive multi-faceted market dynamics.
- Remember: This index is a simplified guide based on county-level data. Always conduct thorough research on specific properties, local zoning, and economic trends before making any investment decisions.
For investors looking to diversify across the Southeast, exploring our Tennessee land market insights, North Carolina land analysis and trends, and analysis of Georgia land market trends can reveal additional regional insights and investment avenues.
