South Carolina · GEOID 45065

McCormick County

2024 ACS 5-year estimates · population 9,760 · 5,675 housing units

Median household income

$55,798

State $70,153

Median home value

$168,700

State $272,524

Median gross rent

$696

State $1,203

Homeownership rate

87.9%

State 71.9%

Renter cost-burden rate

54.3%

≥30% of income

Owner cost-burden rate

20.8%

≥30% of income

Homeowner vacancy

1.7%

Of owner-occupied + for-sale units

Rental vacancy

11.7%

Of renter-occupied + for-rent units

Overall vacancy

26.0%

All housing units

Price-to-income ratio

3.02

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	McCormick County	South Carolina
Population	9,760	5,296,225
Population density (per sq. mi.)	27.19	—
Median household income	$55,798	$70,153
HUD Area Median Income (4-person, 100%)	$83,800	—
Households	4,199	—
Average household size	2.12 people	—
Owner-occupied	87.9%	71.9%
Renter-occupied	12.1%	28.1%
Race	56.1% White · 40.1% 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

McCormick County compared with South Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

24.0% 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	54.5%	$56,674	$1,417	$179,940
1 earner	24.0%	$76,583	$1,915	$254,048
2 earners	16.6%	$109,107	$2,728	$375,114
3+ earners	4.9%	$146,496	$3,662	$514,288

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

4,199

Average size: 2.12 people

Households with children

300

7.1% of households

Per-capita income

$33,965

Poverty rate: 16.6%

Section 2

Residential Market Analysis

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

Tenure

87.9% owner-occupied vs. state average 71.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 72.3% · Missing middle (2–19 units) 6.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

39.5% built before 1980 · Median structure age 1,987.00 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: $168,700.

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: $696.

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 1,476 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 4.4% · For rent 5.1% · Seasonal 46.1% · Other 37.9%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

15.9% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 84.1% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

12.0%

681 units of 5,675 total

⚑ Above the 10% threshold — meaningful pressure on year-round residents from second-home / short-term-rental demand.

"Other vacant" share of all housing

9.9%

560 units of 5,675 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$44,638

100% MHI$55,798

120% MHI$66,958

County-wide median from ACS 5-year estimates. A household at 100% MHI in McCormick 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	$46,950	$53,650	$67,050
100% AMI	$58,660	$67,040	$83,800
120% AMI	$70,400	$80,450	$100,550

HUD FMR Area: McCormick 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

54.3% of renter households spend ≥30% of income on rent (19.1% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

20.8% 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 McCormick County.

Covered employment

862

Across 10 sectors

Establishments

202

QCEW 2024

Avg annual pay (workforce)

$42,578

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 81 Other services (except public administration) NAICS 81	214	$28,375	$74,602	−$94,098	$709
NAICS 44-45 Retail trade NAICS 44-45	205	$23,776	$57,483	−$111,217	$594
NAICS 23 Construction NAICS 23	110	$50,237	$155,980	−$12,720	$1,256
NAICS 31-33 Manufacturing NAICS 31-33	103	$46,258	$141,168	−$27,532	$1,156
NAICS 54 Professional, scientific, and technical services NAICS 54	78	$63,909	$206,871	+$38,171	$1,598
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	76	$36,027	$103,085	−$65,615	$901
NAICS 52 Finance and insurance NAICS 52	29	$48,092	$147,995	−$20,705	$1,202
NAICS 53 Real estate and rental and leasing NAICS 53	22	$212,840	$761,243	+$592,543	$5,321
NAICS 48-49 Transportation and warehousing NAICS 48-49	20	$63,071	$203,752	+$35,052	$1,577
NAICS 51 Information NAICS 51	5	$80,664	$269,239	+$100,539	$2,017

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 445 Food and beverage retailers NAICS 445	114	$21,360	$48,490	−$120,210	$534
NAICS 722 Food services and drinking places NAICS 722	100	$16,209	$29,316	−$139,384	$405
NAICS 541 Professional, scientific, and technical services NAICS 541	78	$63,909	$206,871	+$38,171	$1,598
NAICS 624 Social assistance NAICS 624	61	$21,879	$50,422	−$118,278	$547
NAICS 621 Ambulatory health care services NAICS 621	54	$52,783	$165,457	−$3,243	$1,320
NAICS 812 Personal and laundry services NAICS 812	38	$26,156	$66,342	−$102,358	$654
NAICS 811 Repair and maintenance NAICS 811	23	$34,009	$95,574	−$73,126	$850
NAICS 491 Postal service NAICS 491	20	$63,071	$203,752	+$35,052	$1,577
NAICS 113 Forestry and logging NAICS 113	18	$62,865	$202,985	+$34,285	$1,572
NAICS 522 Credit intermediation and related activities NAICS 522	13	$43,814	$132,071	−$36,629	$1,095
NAICS 524 Insurance carriers and related activities NAICS 524	12	$50,635	$157,461	−$11,239	$1,266
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	11	$47,260	$144,898	−$23,802	$1,182
NAICS 115 Support activities for agriculture and forestry NAICS 115	10	$41,431	$123,201	−$45,499	$1,036
NAICS 441 Motor vehicle and parts dealers NAICS 441	10	$29,992	$80,621	−$88,079	$750
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	4	$16,221	$29,361	−$139,339	$406

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	1,370	970	242%	$11.14	$23,170	$55,227	$579
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	2,860	2,180	321%	$12.51	$26,010	$65,799	$650
Cashiers SOC 41-2011	2,770	990	56%	$13.17	$27,390	$70,935	$685
Childcare Workers SOC 39-9011	400	300	300%	$13.88	$28,870	$76,444	$722
Janitors and Cleaners SOC 37-2011	1,210	640	112%	$15.20	$31,610	$86,644	$790
Retail Salespersons SOC 41-2031	2,600	1,370	111%	$15.48	$32,200	$88,840	$805
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,040	(70)	(6%)	$17.17	$35,720	$101,942	$893
Office Clerks, General SOC 43-9061	1,800	1,200	200%	$17.42	$36,240	$103,878	$906
Firefighters SOC 33-2011	330	230	230%	$18.41	$38,300	$111,546	$958
Tellers SOC 43-3071	190	(60)	(24%)	$18.88	$39,260	$115,120	$982
Construction Laborers SOC 47-2061	980	840	600%	$20.86	$43,390	$130,493	$1,085
Paramedics SOC 29-2043 · prior-year code differs	100	(200)	(67%)	$24.11	$50,140	$155,619	$1,254
Electricians SOC 47-2111	440	290	193%	$24.36	$50,660	$157,554	$1,267
Carpenters SOC 47-2031	220	—	—	$25.07	$52,140	$163,063	$1,304
Police and Sheriff's Patrol Officers SOC 33-3051	670	320	91%	$25.26	$52,540	$164,552	$1,314
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,190	320	37%	$25.52	$53,090	$166,599	$1,327
Maintenance and Repair Workers, General SOC 49-9071	1,580	850	116%	$25.69	$53,430	$167,865	$1,336
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	280	200	250%	$27.00	$56,160	$178,027	$1,404
Elementary School Teachers, Except Special Education SOC 25-2021	1,450	830	134%	—	$59,210	$189,380	$1,480
Registered Nurses SOC 29-1141	1,810	1,090	151%	$39.58	$82,320	$275,403	$2,058

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: 45065 · pulled from Full Housing Data Table.xlsx.