South Carolina · GEOID 45011

Barnwell County

2024 ACS 5-year estimates · population 20,521 · 9,927 housing units

Median household income

$46,626

State $70,153

Median home value

$106,000

State $272,524

Median gross rent

$740

State $1,203

Homeownership rate

70.9%

State 71.9%

Renter cost-burden rate

47.1%

≥30% of income

Owner cost-burden rate

20.6%

≥30% of income

Homeowner vacancy

1.7%

Of owner-occupied + for-sale units

Rental vacancy

3.5%

Of renter-occupied + for-rent units

Overall vacancy

18.2%

All housing units

Price-to-income ratio

2.27

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Barnwell County	South Carolina
Population	20,521	5,296,225
Population density (per sq. mi.)	37.42	—
Median household income	$46,626	$70,153
HUD Area Median Income (4-person, 100%)	$67,100	—
Households	8,116	—
Average household size	2.48 people	—
Owner-occupied	70.9%	71.9%
Renter-occupied	29.1%	28.1%
Race	52.2% White · 42.8% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Barnwell County compared with South Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

13.9% hold a bachelor's degree or higher (state: 32.1%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	18.4%	$25,846	$646	$65,188
1 earner	41.2%	$44,819	$1,120	$135,812
2 earners	31.8%	$98,906	$2,473	$337,142
3+ earners	8.6%	$124,116	$3,103	$430,982

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

8,116

Average size: 2.48 people

Households with children

1,893

23.3% of households

Per-capita income

$28,139

Poverty rate: 18.9%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

70.9% owner-occupied vs. state average 71.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 59.3% · Missing middle (2–19 units) 6.7%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

43.0% built before 1980 · Median structure age 1,983.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $106,000.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $740.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 1,811 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 5.6% · For rent 4.7% · Seasonal 14.4% · Other 73.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

12.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 88.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

2.6%

261 units of 9,927 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

13.3%

1,325 units of 9,927 total

⚑ Above the 5% threshold — possible indicator of disinvestment, abandonment, or condemned stock.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$37,301

100% MHI$46,626

120% MHI$55,951

County-wide median from ACS 5-year estimates. A household at 100% MHI in Barnwell County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$41,800	$47,800	$59,700
100% AMI	$46,970	$53,680	$67,100
120% AMI	$56,350	$64,400	$80,500

HUD FMR Area: Barnwell County, SC. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

47.1% of renter households spend ≥30% of income on rent (25.4% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

20.6% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Barnwell County.

Covered employment

3,763

Across 13 sectors

Establishments

363

QCEW 2024

Avg annual pay (workforce)

$45,620

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 31-33 Manufacturing NAICS 31-33	970	$61,105	$196,434	+$90,434	$1,528
NAICS 44-45 Retail trade NAICS 44-45	752	$27,812	$72,506	−$33,494	$695
NAICS 62 Health care and social assistance NAICS 62	731	$36,657	$105,430	−$570	$916
NAICS 61 Educational services NAICS 61	625	$44,762	$135,600	+$29,600	$1,119
NAICS 48-49 Transportation and warehousing NAICS 48-49	149	$60,411	$193,851	+$87,851	$1,510
NAICS 23 Construction NAICS 23	144	$66,911	$218,046	+$112,046	$1,673
NAICS 81 Other services (except public administration) NAICS 81	142	$43,524	$130,992	+$24,992	$1,088
NAICS 54 Professional, scientific, and technical services NAICS 54	76	$55,454	$175,399	+$69,399	$1,386
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	67	$42,418	$126,875	+$20,875	$1,060
NAICS 52 Finance and insurance NAICS 52	62	$42,627	$127,653	+$21,653	$1,066
NAICS 53 Real estate and rental and leasing NAICS 53	20	$48,983	$151,312	+$45,312	$1,225
NAICS 51 Information NAICS 51	16	$40,707	$120,506	+$14,506	$1,018
NAICS 92 Public administration NAICS 92	9	$62,228	$200,614	+$94,614	$1,556

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	625	$44,762	$135,600	+$29,600	$1,119
NAICS 722 Food services and drinking places NAICS 722	384	$16,824	$31,605	−$74,395	$421
NAICS 455 General merchandise retailers NAICS 455	281	$27,761	$72,316	−$33,684	$694
NAICS 445 Food and beverage retailers NAICS 445	136	$18,416	$37,531	−$68,469	$460
NAICS 238 Specialty trade contractors NAICS 238	97	$63,609	$205,755	+$99,755	$1,590
NAICS 484 Truck transportation NAICS 484	86	$65,165	$211,547	+$105,547	$1,629
NAICS 457 Gasoline stations and fuel dealers NAICS 457	81	$27,960	$73,057	−$32,943	$699
NAICS 441 Motor vehicle and parts dealers NAICS 441	77	$38,425	$112,011	+$6,011	$961
NAICS 541 Professional, scientific, and technical services NAICS 541	76	$55,454	$175,399	+$69,399	$1,386
NAICS 811 Repair and maintenance NAICS 811	70	$44,540	$134,773	+$28,773	$1,114
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	67	$32,423	$89,670	−$16,330	$811
NAICS 812 Personal and laundry services NAICS 812	66	$44,688	$135,324	+$29,324	$1,117
NAICS 926 Administration of economic programs NAICS 926	48	$58,144	$185,412	+$79,412	$1,454
NAICS 522 Credit intermediation and related activities NAICS 522	48	$44,651	$135,187	+$29,187	$1,116
NAICS 491 Postal service NAICS 491	39	$60,581	$194,484	+$88,484	$1,515
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	35	$18,055	$36,187	−$69,813	$451
NAICS 923 Administration of human resource programs NAICS 923	34	$45,534	$138,473	+$32,473	$1,138
NAICS 561 Administrative and support services NAICS 561	34	$42,456	$127,016	+$21,016	$1,061
NAICS 456 Health and personal care retailers NAICS 456	30	$39,879	$117,424	+$11,424	$997
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	24	$29,209	$77,706	−$28,294	$730
NAICS 924 Administration of environmental quality programs NAICS 924	23	$49,588	$153,564	+$47,564	$1,240
NAICS 423 Merchant wholesalers, durable goods NAICS 423	22	$84,921	$285,085	+$179,085	$2,123
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	21	$32,556	$90,165	−$15,835	$814
NAICS 113 Forestry and logging NAICS 113	18	$63,907	$206,864	+$100,864	$1,598
NAICS 524 Insurance carriers and related activities NAICS 524	14	$35,689	$101,827	−$4,173	$892
NAICS 922 Justice, public order, and safety activities NAICS 922	12	$75,171	$248,792	+$142,792	$1,879

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Waiters and Waitresses SOC 35-3031	860	—	—	$10.39	$21,610	$49,420	$540
Fast Food and Counter Workers SOC 35-3023	1,370	—	—	$12.36	$25,700	$64,645	$643
Cashiers SOC 41-2011	2,170	—	—	$12.68	$26,370	$67,139	$659
Childcare Workers SOC 39-9011	190	—	—	$13.26	$27,580	$71,643	$690
Janitors and Cleaners SOC 37-2011	970	—	—	$14.48	$30,120	$81,097	$753
Retail Salespersons SOC 41-2031	1,400	—	—	$15.40	$32,040	$88,244	$801
Office Clerks, General SOC 43-9061	1,050	—	—	$16.81	$34,960	$99,113	$874
Home Health and Personal Care Aides SOC 31-1131	690	—	—	$16.99	$35,330	$100,491	$883
Tellers SOC 43-3071	150	—	—	$19.61	$40,790	$120,815	$1,020
Construction Laborers SOC 47-2061	380	—	—	$19.87	$41,320	$122,788	$1,033
Maintenance and Repair Workers, General SOC 49-9071	710	—	—	$22.66	$47,120	$144,377	$1,178
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,330	—	—	$25.22	$52,460	$164,254	$1,312
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	80	—	—	$25.70	$53,460	$167,977	$1,337
Carpenters SOC 47-2031	130	—	—	$25.72	$53,490	$168,088	$1,337
Police and Sheriff's Patrol Officers SOC 33-3051	540	—	—	$25.95	$53,980	$169,912	$1,350
Paramedics SOC 29-2043	40	—	—	$26.60	$55,320	$174,900	$1,383
Firefighters SOC 33-2011	220	—	—	$26.78	$55,710	$176,352	$1,393
Elementary School Teachers, Except Special Education SOC 25-2021	910	—	—	—	$57,360	$182,494	$1,434
Electricians SOC 47-2111	120	—	—	$29.85	$62,100	$200,138	$1,553
Registered Nurses SOC 29-1141	1,100	—	—	$42.09	$87,550	$294,871	$2,189

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 45011 · pulled from Full Housing Data Table.xlsx.