South Carolina · GEOID 45041

Florence County

2024 ACS 5-year estimates · population 137,117 · 62,090 housing units

Median household income

$58,305

State $70,153

Median home value

$177,900

State $272,524

Median gross rent

$954

State $1,203

Homeownership rate

64.5%

State 71.9%

Renter cost-burden rate

50.9%

≥30% of income

Owner cost-burden rate

18.5%

≥30% of income

Homeowner vacancy

1.2%

Of owner-occupied + for-sale units

Rental vacancy

7.3%

Of renter-occupied + for-rent units

Overall vacancy

14.9%

All housing units

Price-to-income ratio

3.05

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Florence County	South Carolina
Population	137,117	5,296,225
Population density (per sq. mi.)	171.29	—
Median household income	$58,305	$70,153
HUD Area Median Income (4-person, 100%)	$79,300	—
Households	52,856	—
Average household size	2.53 people	—
Owner-occupied	64.5%	71.9%
Renter-occupied	35.5%	28.1%
Race	49.7% White · 43.1% 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

Florence County compared with South Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

24.4% 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	17.3%	$33,993	$850	$95,514
1 earner	37.2%	$61,036	$1,526	$196,177
2 earners	36.4%	$107,355	$2,684	$368,592
3+ earners	9.1%	$135,986	$3,400	$475,167

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

52,856

Average size: 2.53 people

Households with children

13,297

25.2% of households

Per-capita income

$33,071

Poverty rate: 17.3%

Section 2

Residential Market Analysis

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

Tenure

64.5% owner-occupied vs. state average 71.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 64.6% · Missing middle (2–19 units) 14.4%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

39.4% built before 1980 · Median structure age 1,986.00 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: $177,900.

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: $954.

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 9,234 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 4.3% · For rent 16.1% · Seasonal 7.4% · Other 68.0%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

24.3% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 75.7% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.1%

686 units of 62,090 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

10.1%

6,283 units of 62,090 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$46,644

100% MHI$58,305

120% MHI$69,966

County-wide median from ACS 5-year estimates. A household at 100% MHI in Florence 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	$44,450	$50,800	$63,450
100% AMI	$55,510	$63,440	$79,300
120% AMI	$66,600	$76,150	$95,150

HUD FMR Area: Florence, SC HUD Metro FMR Area. 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

50.9% of renter households spend ≥30% of income on rent (28.5% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

18.5% 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 Florence County.

Covered employment

58,478

Across 21 sectors

Establishments

3,740

QCEW 2024

Avg annual pay (workforce)

$51,708

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 62 Health care and social assistance NAICS 62	9,752	$60,780	$195,224	+$17,324	$1,520
NAICS 44-45 Retail trade NAICS 44-45	8,523	$34,165	$96,154	−$81,746	$854
NAICS 31-33 Manufacturing NAICS 31-33	7,773	$72,258	$237,949	+$60,049	$1,806
NAICS 72 Accommodation and food services NAICS 72	7,572	$21,517	$49,074	−$128,826	$538
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	4,178	$35,858	$102,456	−$75,444	$896
NAICS 48-49 Transportation and warehousing NAICS 48-49	3,476	$46,595	$142,423	−$35,477	$1,165
NAICS 92 Public administration NAICS 92	3,306	$53,246	$167,180	−$10,720	$1,331
NAICS 42 Wholesale trade NAICS 42	2,757	$69,590	$228,018	+$50,118	$1,740
NAICS 54 Professional, scientific, and technical services NAICS 54	2,132	$77,274	$256,621	+$78,721	$1,932
NAICS 23 Construction NAICS 23	1,908	$69,895	$229,153	+$51,253	$1,747
NAICS 81 Other services (except public administration) NAICS 81	1,593	$42,946	$128,840	−$49,060	$1,074
NAICS 52 Finance and insurance NAICS 52	1,512	$82,448	$275,880	+$97,980	$2,061
NAICS 55 Management of companies and enterprises NAICS 55	1,430	$75,756	$250,970	+$73,070	$1,894
NAICS 53 Real estate and rental and leasing NAICS 53	795	$54,121	$170,437	−$7,463	$1,353
NAICS 51 Information NAICS 51	533	$74,982	$248,089	+$70,189	$1,875
NAICS 71 Arts, entertainment, and recreation NAICS 71	453	$22,743	$53,638	−$124,262	$569
NAICS 61 Educational services NAICS 61	399	$27,935	$72,964	−$104,936	$698
NAICS 22 Utilities NAICS 22	183	$110,354	$379,756	+$201,856	$2,759
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	162	$57,888	$184,459	+$6,559	$1,447
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	39	$52,033	$162,665	−$15,235	$1,301
NAICS 99 Unclassified NAICS 99	2	$24,132	$58,808	−$119,092	$603

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	6,080	$20,809	$46,439	−$131,461	$520
NAICS 621 Ambulatory health care services NAICS 621	6,076	$76,436	$253,501	+$75,601	$1,911
NAICS 561 Administrative and support services NAICS 561	4,021	$35,304	$100,394	−$77,506	$883
NAICS 541 Professional, scientific, and technical services NAICS 541	2,132	$77,274	$256,621	+$78,721	$1,932
NAICS 455 General merchandise retailers NAICS 455	2,093	$27,682	$72,022	−$105,878	$692
NAICS 311 Food manufacturing NAICS 311	1,938	$53,644	$168,662	−$9,238	$1,341
NAICS 623 Nursing and residential care facilities NAICS 623	1,930	$37,818	$109,752	−$68,148	$945
NAICS 921 Executive, legislative, and other general government support NAICS 921	1,612	$50,919	$158,518	−$19,382	$1,273
NAICS 721 Accommodation NAICS 721	1,492	$24,400	$59,806	−$118,094	$610
NAICS 238 Specialty trade contractors NAICS 238	1,448	$68,059	$222,319	+$44,419	$1,701
NAICS 551 Management of companies and enterprises NAICS 551	1,430	$75,756	$250,970	+$73,070	$1,894
NAICS 624 Social assistance NAICS 624	1,388	$24,294	$59,411	−$118,489	$607
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	1,305	$67,269	$219,379	+$41,479	$1,682
NAICS 445 Food and beverage retailers NAICS 445	1,238	$24,688	$60,878	−$117,022	$617
NAICS 423 Merchant wholesalers, durable goods NAICS 423	1,126	$65,758	$213,754	+$35,854	$1,644
NAICS 441 Motor vehicle and parts dealers NAICS 441	1,109	$57,931	$184,619	+$6,719	$1,448
NAICS 811 Repair and maintenance NAICS 811	1,041	$47,604	$146,179	−$31,721	$1,190
NAICS 457 Gasoline stations and fuel dealers NAICS 457	989	$33,746	$94,595	−$83,305	$844
NAICS 333 Machinery manufacturing NAICS 333	942	$76,798	$254,849	+$76,949	$1,920
NAICS 332 Fabricated metal product manufacturing NAICS 332	932	$92,027	$311,536	+$133,636	$2,301
NAICS 522 Credit intermediation and related activities NAICS 522	872	$75,314	$249,325	+$71,425	$1,883
NAICS 923 Administration of human resource programs NAICS 923	864	$47,274	$144,950	−$32,950	$1,182
NAICS 484 Truck transportation NAICS 484	819	$63,348	$204,783	+$26,883	$1,584
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	804	$34,998	$99,255	−$78,645	$875
NAICS 456 Health and personal care retailers NAICS 456	690	$39,194	$114,874	−$63,026	$980
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	649	$32,679	$90,623	−$87,277	$817
NAICS 524 Insurance carriers and related activities NAICS 524	560	$83,660	$280,391	+$102,491	$2,092
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	558	$19,338	$40,963	−$136,937	$483
NAICS 322 Paper manufacturing NAICS 322	533	$97,278	$331,082	+$153,182	$2,432
NAICS 926 Administration of economic programs NAICS 926	441	$64,790	$210,151	+$32,251	$1,620
NAICS 531 Real estate NAICS 531	433	$47,369	$145,304	−$32,596	$1,184
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	413	$20,466	$45,162	−$132,738	$512
NAICS 611 Educational services NAICS 611	399	$27,935	$72,964	−$104,936	$698
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	392	$45,628	$138,823	−$39,077	$1,141
NAICS 321 Wood product manufacturing NAICS 321	367	$68,727	$224,806	+$46,906	$1,718
NAICS 532 Rental and leasing services NAICS 532	361	$62,369	$201,139	+$23,239	$1,559
NAICS 622 Hospitals NAICS 622	357	$60,499	$194,178	+$16,278	$1,512
NAICS 812 Personal and laundry services NAICS 812	337	$30,878	$83,919	−$93,981	$772
NAICS 236 Construction of buildings NAICS 236	330	$82,529	$276,181	+$98,281	$2,063
NAICS 425 Wholesale trade agents and brokers NAICS 425	326	$92,116	$311,867	+$133,967	$2,303
NAICS 488 Support activities for transportation NAICS 488	300	$55,191	$174,420	−$3,480	$1,380
NAICS 922 Justice, public order, and safety activities NAICS 922	294	$65,376	$212,332	+$34,432	$1,634
NAICS 491 Postal service NAICS 491	220	$70,346	$230,832	+$52,932	$1,759
NAICS 221 Utilities NAICS 221	183	$110,354	$379,756	+$201,856	$2,759
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	164	$71,313	$234,432	+$56,532	$1,783
NAICS 562 Waste management and remediation services NAICS 562	157	$50,050	$155,284	−$22,616	$1,251
NAICS 517 Telecommunications NAICS 517	151	$77,300	$256,717	+$78,817	$1,933
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	149	$48,860	$150,854	−$27,046	$1,222
NAICS 237 Heavy and civil engineering construction NAICS 237	131	$57,821	$184,210	+$6,310	$1,446
NAICS 113 Forestry and logging NAICS 113	128	$58,576	$187,020	+$9,120	$1,464
NAICS 814 Private households NAICS 814	65	$18,015	$36,038	−$141,862	$450
NAICS 924 Administration of environmental quality programs NAICS 924	60	$57,322	$182,352	+$4,452	$1,433
NAICS 323 Printing and related support activities NAICS 323	47	$95,379	$324,013	+$146,113	$2,384
NAICS 339 Miscellaneous manufacturing NAICS 339	40	$50,287	$156,166	−$21,734	$1,257
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	16	$77,787	$258,530	+$80,630	$1,945
NAICS 928 National security and international affairs NAICS 928	4	$42,133	$125,814	−$52,086	$1,053
NAICS 999 Unclassified NAICS 999	2	$24,132	$58,808	−$119,092	$603

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	1,250	220	21%	$11.61	$24,150	$58,875	$604
Cashiers SOC 41-2011	2,430	(110)	(4%)	$12.78	$26,590	$67,958	$665
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	2,880	570	25%	$12.95	$26,930	$69,223	$673
Childcare Workers SOC 39-9011	410	230	128%	$12.98	$27,000	$69,484	$675
Janitors and Cleaners SOC 37-2011	940	(420)	(31%)	$14.34	$29,830	$80,018	$746
Retail Salespersons SOC 41-2031	2,600	(370)	(12%)	$15.32	$31,860	$87,574	$797
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,320	(1,190)	(47%)	$16.75	$34,830	$98,630	$871
Firefighters SOC 33-2011	340	190	127%	$16.76	$34,860	$98,741	$872
Office Clerks, General SOC 43-9061	1,840	930	102%	$16.82	$34,990	$99,225	$875
Tellers SOC 43-3071	210	(70)	(25%)	$18.85	$39,210	$114,933	$980
Construction Laborers SOC 47-2061	650	70	12%	$21.87	$45,490	$138,310	$1,137
Maintenance and Repair Workers, General SOC 49-9071	1,250	210	20%	$23.03	$47,890	$147,243	$1,197
Paramedics SOC 29-2043 · prior-year code differs	110	(220)	(67%)	$25.50	$53,030	$166,376	$1,326
Carpenters SOC 47-2031	130	(40)	(24%)	$26.24	$54,580	$172,146	$1,365
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	190	100	111%	$26.26	$54,620	$172,295	$1,366
Police and Sheriff's Patrol Officers SOC 33-3051	490	30	7%	$26.57	$55,270	$174,714	$1,382
Electricians SOC 47-2111	240	10	4%	$27.08	$56,330	$178,660	$1,408
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,590	260	20%	$27.38	$56,950	$180,968	$1,424
Elementary School Teachers, Except Special Education SOC 25-2021	1,010	240	31%	—	$59,410	$190,125	$1,485
Registered Nurses SOC 29-1141	3,120	(30)	(1%)	$48.41	$100,700	$343,820	$2,518

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: 45041 · pulled from Full Housing Data Table.xlsx.