South Carolina · GEOID 45035

Dorchester County

2024 ACS 5-year estimates · population 167,201 · 67,865 housing units

Median household income

$78,198

State $70,153

Median home value

$329,300

State $272,524

Median gross rent

$1,463

State $1,203

Homeownership rate

75.5%

State 71.9%

Renter cost-burden rate

56.4%

≥30% of income

Owner cost-burden rate

21.5%

≥30% of income

Homeowner vacancy

0.7%

Of owner-occupied + for-sale units

Rental vacancy

8.3%

Of renter-occupied + for-rent units

Overall vacancy

6.9%

All housing units

Price-to-income ratio

4.21

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Dorchester County	South Carolina
Population	167,201	5,296,225
Population density (per sq. mi.)	294.16	—
Median household income	$78,198	$70,153
HUD Area Median Income (4-person, 100%)	$117,500	—
Households	63,179	—
Average household size	2.61 people	—
Owner-occupied	75.5%	71.9%
Renter-occupied	24.5%	28.1%
Race	61.9% White · 25.2% 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

Dorchester County compared with South Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

29.8% 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	13.9%	$55,864	$1,397	$176,925
1 earner	33.7%	$65,422	$1,636	$212,503
2 earners	41.7%	$119,234	$2,981	$412,810
3+ earners	10.7%	$155,385	$3,885	$547,376

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

63,179

Average size: 2.61 people

Households with children

19,836

31.4% of households

Per-capita income

$38,870

Poverty rate: 9.7%

Section 2

Residential Market Analysis

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

Tenure

75.5% owner-occupied vs. state average 71.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 72.6% · Missing middle (2–19 units) 11.8%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

20.1% built before 1980 · Median structure age 2,000.00 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: $329,300.

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: $1,463.

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 4,686 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 7.1% · For rent 30.1% · Seasonal 9.6% · Other 47.4%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

43.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 57.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.7%

451 units of 67,865 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

3.3%

2,220 units of 67,865 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

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$62,558

100% MHI$78,198

120% MHI$93,838

County-wide median from ACS 5-year estimates. A household at 100% MHI in Dorchester 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	$65,800	$75,200	$94,000
100% AMI	$82,250	$94,000	$117,500
120% AMI	$98,700	$112,800	$141,000

HUD FMR Area: Charleston-North Charleston, SC MSA. 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

56.4% of renter households spend ≥30% of income on rent (23.6% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

21.5% 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 Dorchester County.

Covered employment

36,305

Across 20 sectors

Establishments

3,547

QCEW 2024

Avg annual pay (workforce)

$54,232

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	6,261	$78,570	$261,445	−$67,855	$1,964
NAICS 44-45 Retail trade NAICS 44-45	5,545	$33,688	$94,379	−$234,921	$842
NAICS 72 Accommodation and food services NAICS 72	4,599	$23,367	$55,960	−$273,340	$584
NAICS 62 Health care and social assistance NAICS 62	3,745	$51,856	$162,006	−$167,294	$1,296
NAICS 48-49 Transportation and warehousing NAICS 48-49	2,463	$50,960	$158,671	−$170,629	$1,274
NAICS 23 Construction NAICS 23	2,290	$67,726	$221,080	−$108,220	$1,693
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	2,199	$49,907	$154,751	−$174,549	$1,248
NAICS 92 Public administration NAICS 92	1,754	$60,986	$195,991	−$133,309	$1,525
NAICS 54 Professional, scientific, and technical services NAICS 54	1,497	$77,872	$258,846	−$70,454	$1,947
NAICS 42 Wholesale trade NAICS 42	1,297	$90,247	$304,910	−$24,390	$2,256
NAICS 81 Other services (except public administration) NAICS 81	1,280	$40,338	$119,132	−$210,168	$1,008
NAICS 53 Real estate and rental and leasing NAICS 53	760	$63,702	$206,101	−$123,199	$1,593
NAICS 71 Arts, entertainment, and recreation NAICS 71	716	$24,709	$60,956	−$268,344	$618
NAICS 52 Finance and insurance NAICS 52	684	$76,582	$254,045	−$75,255	$1,915
NAICS 61 Educational services NAICS 61	489	$37,163	$107,314	−$221,986	$929
NAICS 51 Information NAICS 51	332	$92,127	$311,908	−$17,392	$2,303
NAICS 55 Management of companies and enterprises NAICS 55	188	$98,854	$336,949	+$7,649	$2,471
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	115	$96,418	$327,881	−$1,419	$2,410
NAICS 22 Utilities NAICS 22	62	$116,019	$400,843	+$71,543	$2,900
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	29	$61,901	$199,397	−$129,903	$1,548

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	4,407	$23,152	$55,160	−$274,140	$579
NAICS 336 Transportation equipment manufacturing NAICS 336	3,289	$78,805	$262,319	−$66,981	$1,970
NAICS 445 Food and beverage retailers NAICS 445	1,796	$26,379	$67,172	−$262,128	$659
NAICS 561 Administrative and support services NAICS 561	1,769	$43,858	$132,235	−$197,065	$1,096
NAICS 621 Ambulatory health care services NAICS 621	1,698	$62,070	$200,026	−$129,274	$1,552
NAICS 238 Specialty trade contractors NAICS 238	1,504	$66,604	$216,903	−$112,397	$1,665
NAICS 541 Professional, scientific, and technical services NAICS 541	1,497	$77,872	$258,846	−$70,454	$1,947
NAICS 493 Warehousing and storage NAICS 493	1,390	$47,241	$144,828	−$184,472	$1,181
NAICS 455 General merchandise retailers NAICS 455	1,315	$29,969	$80,535	−$248,765	$749
NAICS 623 Nursing and residential care facilities NAICS 623	1,260	$52,351	$163,849	−$165,451	$1,309
NAICS 423 Merchant wholesalers, durable goods NAICS 423	977	$91,902	$311,071	−$18,229	$2,298
NAICS 332 Fabricated metal product manufacturing NAICS 332	787	$58,219	$185,691	−$143,609	$1,455
NAICS 624 Social assistance NAICS 624	774	$28,343	$74,483	−$254,817	$709
NAICS 441 Motor vehicle and parts dealers NAICS 441	622	$60,205	$193,084	−$136,216	$1,505
NAICS 811 Repair and maintenance NAICS 811	575	$51,583	$160,990	−$168,310	$1,290
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	501	$21,647	$49,558	−$279,742	$541
NAICS 484 Truck transportation NAICS 484	497	$56,292	$178,518	−$150,782	$1,407
NAICS 611 Educational services NAICS 611	489	$37,163	$107,314	−$221,986	$929
NAICS 457 Gasoline stations and fuel dealers NAICS 457	489	$28,079	$73,500	−$255,800	$702
NAICS 923 Administration of human resource programs NAICS 923	488	$43,680	$131,572	−$197,728	$1,092
NAICS 237 Heavy and civil engineering construction NAICS 237	488	$63,284	$204,545	−$124,755	$1,582
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	467	$37,381	$108,125	−$221,175	$935
NAICS 531 Real estate NAICS 531	434	$56,755	$180,242	−$149,058	$1,419
NAICS 812 Personal and laundry services NAICS 812	431	$35,978	$102,903	−$226,397	$899
NAICS 562 Waste management and remediation services NAICS 562	430	$74,794	$247,389	−$81,911	$1,870
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	405	$99,292	$338,579	+$9,279	$2,482
NAICS 522 Credit intermediation and related activities NAICS 522	370	$66,992	$218,347	−$110,953	$1,675
NAICS 456 Health and personal care retailers NAICS 456	364	$42,271	$126,328	−$202,972	$1,057
NAICS 236 Construction of buildings NAICS 236	298	$80,664	$269,239	−$60,061	$2,017
NAICS 492 Couriers and messengers NAICS 492	288	$37,915	$110,113	−$219,187	$948
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	258	$34,210	$96,322	−$232,978	$855
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	255	$23,148	$55,145	−$274,155	$579
NAICS 524 Insurance carriers and related activities NAICS 524	249	$84,942	$285,163	−$44,137	$2,124
NAICS 922 Justice, public order, and safety activities NAICS 922	243	$64,381	$208,628	−$120,672	$1,610
NAICS 491 Postal service NAICS 491	206	$71,534	$235,254	−$94,046	$1,788
NAICS 721 Accommodation NAICS 721	192	$28,301	$74,326	−$254,974	$708
NAICS 551 Management of companies and enterprises NAICS 551	188	$98,854	$336,949	+$7,649	$2,471
NAICS 425 Wholesale trade agents and brokers NAICS 425	183	$89,222	$301,095	−$28,205	$2,231
NAICS 517 Telecommunications NAICS 517	164	$68,124	$222,561	−$106,739	$1,703
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	148	$35,963	$102,847	−$226,453	$899
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	136	$80,399	$268,253	−$61,047	$2,010
NAICS 926 Administration of economic programs NAICS 926	112	$58,100	$185,248	−$144,052	$1,453
NAICS 337 Furniture and related product manufacturing NAICS 337	109	$60,479	$194,104	−$135,196	$1,512
NAICS 339 Miscellaneous manufacturing NAICS 339	107	$118,735	$410,952	+$81,652	$2,968
NAICS 325 Chemical manufacturing NAICS 325	96	$91,421	$309,280	−$20,020	$2,286
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	86	$21,396	$48,624	−$280,676	$535
NAICS 928 National security and international affairs NAICS 928	84	$109,263	$375,694	+$46,394	$2,732
NAICS 311 Food manufacturing NAICS 311	84	$27,730	$72,201	−$257,099	$693
NAICS 513 Publishing industries NAICS 513	84	$149,056	$523,817	+$194,517	$3,726
NAICS 113 Forestry and logging NAICS 113	70	$120,098	$416,026	+$86,726	$3,002
NAICS 488 Support activities for transportation NAICS 488	68	$82,148	$274,763	−$54,537	$2,054
NAICS 221 Utilities NAICS 221	62	$116,019	$400,843	+$71,543	$2,900
NAICS 321 Wood product manufacturing NAICS 321	61	$71,749	$236,055	−$93,245	$1,794
NAICS 512 Motion picture and sound recording industries NAICS 512	39	$40,686	$120,428	−$208,872	$1,017
NAICS 924 Administration of environmental quality programs NAICS 924	34	$56,187	$178,128	−$151,172	$1,405
NAICS 115 Support activities for agriculture and forestry NAICS 115	26	$72,802	$239,974	−$89,326	$1,820
NAICS 323 Printing and related support activities NAICS 323	25	$49,302	$152,499	−$176,801	$1,233
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	24	$100,962	$344,795	+$15,495	$2,524
NAICS 814 Private households NAICS 814	19	$29,675	$79,441	−$249,859	$742
NAICS 111 Crop production NAICS 111	13	$35,924	$102,702	−$226,598	$898
NAICS 622 Hospitals NAICS 622	13	$69,729	$228,535	−$100,765	$1,743
NAICS 334 Computer and electronic product manufacturing NAICS 334	8	$127,680	$444,249	+$114,949	$3,192

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	9,580	2,930	44%	$13.68	$28,460	$74,918	$712
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	10,850	3,370	45%	$14.26	$29,650	$79,348	$741
Cashiers SOC 41-2011	7,960	(1,780)	(18%)	$14.69	$30,550	$82,698	$764
Childcare Workers SOC 39-9011	1,860	810	77%	$16.03	$33,350	$93,121	$834
Janitors and Cleaners SOC 37-2011	5,210	(630)	(11%)	$16.58	$34,490	$97,364	$862
Retail Salespersons SOC 41-2031	11,930	30	0%	$17.19	$35,750	$102,054	$894
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	2,800	(680)	(20%)	$19.40	$40,350	$119,177	$1,009
Office Clerks, General SOC 43-9061	6,890	2,690	64%	$19.81	$41,200	$122,341	$1,030
Tellers SOC 43-3071	680	(500)	(42%)	$21.29	$44,280	$133,806	$1,107
Construction Laborers SOC 47-2061	3,710	1,070	41%	$22.24	$46,260	$141,176	$1,157
Firefighters SOC 33-2011	1,470	360	32%	$22.83	$47,480	$145,717	$1,187
Maintenance and Repair Workers, General SOC 49-9071	4,460	350	9%	$25.38	$52,800	$165,520	$1,320
Carpenters SOC 47-2031	1,240	(640)	(34%)	$26.32	$54,750	$172,779	$1,369
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	6,020	1,250	26%	$27.86	$57,950	$184,690	$1,449
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	960	320	50%	$27.99	$58,210	$185,658	$1,455
Electricians SOC 47-2111	1,480	160	12%	$28.54	$59,360	$189,939	$1,484
Paramedics SOC 29-2043 · prior-year code differs	350	(250)	(42%)	$28.72	$59,730	$191,316	$1,493
Police and Sheriff's Patrol Officers SOC 33-3051	2,320	390	20%	$30.35	$63,120	$203,935	$1,578
Elementary School Teachers, Except Special Education SOC 25-2021	4,670	1,260	37%	—	$65,160	$211,528	$1,629
Registered Nurses SOC 29-1141	9,760	200	2%	$44.09	$91,710	$310,356	$2,293

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: 45035 · pulled from Full Housing Data Table.xlsx.