South Carolina · GEOID 45081

Saluda County

2024 ACS 5-year estimates · population 19,131 · 9,543 housing units

Median household income

$51,009

State $70,153

Median home value

$146,500

State $272,524

Median gross rent

$851

State $1,203

Homeownership rate

78.7%

State 71.9%

Renter cost-burden rate

47.2%

≥30% of income

Owner cost-burden rate

17.1%

≥30% of income

Homeowner vacancy

0.3%

Of owner-occupied + for-sale units

Rental vacancy

3.7%

Of renter-occupied + for-rent units

Overall vacancy

19.6%

All housing units

Price-to-income ratio

2.87

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Saluda County	South Carolina
Population	19,131	5,296,225
Population density (per sq. mi.)	42.22	—
Median household income	$51,009	$70,153
HUD Area Median Income (4-person, 100%)	$92,400	—
Households	7,670	—
Average household size	2.45 people	—
Owner-occupied	78.7%	71.9%
Renter-occupied	21.3%	28.1%
Race	58.9% White · 21.2% 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

Saluda County compared with South Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

20.4% 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	19.5%	$31,899	$797	$87,719
1 earner	32.6%	$49,294	$1,232	$152,469
2 earners	37.0%	$93,815	$2,345	$318,192
3+ earners	10.9%	$76,620	$1,916	$254,186

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

7,670

Average size: 2.45 people

Households with children

2,155

28.1% of households

Per-capita income

$30,409

Poverty rate: 17.1%

Section 2

Residential Market Analysis

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

Tenure

78.7% owner-occupied vs. state average 71.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 68.9% · Missing middle (2–19 units) 3.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

39.4% 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: $146,500.

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: $851.

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 1,873 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 1.0% · For rent 3.5% · Seasonal 40.5% · Other 50.3%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

8.5% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 91.5% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

7.9%

758 units of 9,543 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

9.9%

942 units of 9,543 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$40,807

100% MHI$51,009

120% MHI$61,211

County-wide median from ACS 5-year estimates. A household at 100% MHI in Saluda 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	$51,750	$59,150	$73,900
100% AMI	$64,680	$73,920	$92,400
120% AMI	$77,600	$88,700	$110,900

HUD FMR Area: Columbia, 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

47.2% of renter households spend ≥30% of income on rent (28.1% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

17.1% 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 Saluda County.

Covered employment

3,417

Across 12 sectors

Establishments

223

QCEW 2024

Avg annual pay (workforce)

$47,653

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	1,843	$52,192	$163,257	+$16,757	$1,305
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	408	$55,453	$175,395	+$28,895	$1,386
NAICS 44-45 Retail trade NAICS 44-45	300	$30,719	$83,327	−$63,173	$768
NAICS 92 Public administration NAICS 92	236	$41,392	$123,056	−$23,444	$1,035
NAICS 72 Accommodation and food services NAICS 72	193	$16,867	$31,765	−$114,735	$422
NAICS 23 Construction NAICS 23	128	$49,589	$153,568	+$7,068	$1,240
NAICS 42 Wholesale trade NAICS 42	94	$57,922	$184,586	+$38,086	$1,448
NAICS 71 Arts, entertainment, and recreation NAICS 71	60	$27,983	$73,143	−$73,357	$700
NAICS 54 Professional, scientific, and technical services NAICS 54	47	$52,958	$166,108	+$19,608	$1,324
NAICS 52 Finance and insurance NAICS 52	46	$63,045	$203,655	+$57,155	$1,576
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	39	$41,959	$125,166	−$21,334	$1,049
NAICS 48-49 Transportation and warehousing NAICS 48-49	23	$55,614	$175,995	+$29,495	$1,390

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 311 Food manufacturing NAICS 311	1,825	$52,289	$163,618	+$17,118	$1,307
NAICS 621 Ambulatory health care services NAICS 621	264	$49,298	$152,484	+$5,984	$1,232
NAICS 112 Animal production and aquaculture NAICS 112	223	$63,521	$205,427	+$58,927	$1,588
NAICS 115 Support activities for agriculture and forestry NAICS 115	128	$50,374	$156,490	+$9,990	$1,259
NAICS 926 Administration of economic programs NAICS 926	95	$65,349	$212,232	+$65,732	$1,634
NAICS 445 Food and beverage retailers NAICS 445	90	$22,951	$54,412	−$92,088	$574
NAICS 238 Specialty trade contractors NAICS 238	88	$54,244	$170,895	+$24,395	$1,356
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	60	$27,983	$73,143	−$73,357	$700
NAICS 811 Repair and maintenance NAICS 811	59	$55,787	$176,639	+$30,139	$1,395
NAICS 441 Motor vehicle and parts dealers NAICS 441	53	$32,397	$89,573	−$56,927	$810
NAICS 111 Crop production NAICS 111	51	$33,603	$94,062	−$52,438	$840
NAICS 455 General merchandise retailers NAICS 455	49	$16,287	$29,606	−$116,894	$407
NAICS 541 Professional, scientific, and technical services NAICS 541	47	$52,958	$166,108	+$19,608	$1,324
NAICS 484 Truck transportation NAICS 484	41	$58,613	$187,158	+$40,658	$1,465
NAICS 457 Gasoline stations and fuel dealers NAICS 457	40	$28,142	$73,735	−$72,765	$704
NAICS 522 Credit intermediation and related activities NAICS 522	32	$77,794	$258,556	+$112,056	$1,945
NAICS 456 Health and personal care retailers NAICS 456	31	$82,987	$277,886	+$131,386	$2,075
NAICS 923 Administration of human resource programs NAICS 923	30	$41,808	$124,604	−$21,896	$1,045
NAICS 491 Postal service NAICS 491	23	$55,614	$175,995	+$29,495	$1,390
NAICS 812 Personal and laundry services NAICS 812	15	$22,470	$52,621	−$93,879	$562
NAICS 924 Administration of environmental quality programs NAICS 924	7	$59,333	$189,838	+$43,338	$1,483
NAICS 113 Forestry and logging NAICS 113	7	$42,567	$127,429	−$19,071	$1,064
NAICS 524 Insurance carriers and related activities NAICS 524	6	$34,741	$98,298	−$48,202	$869

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	6,580	2,030	45%	$11.35	$23,610	$56,865	$590
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	11,640	470	4%	$13.02	$27,080	$69,781	$677
Cashiers SOC 41-2011	8,700	(1,550)	(15%)	$13.43	$27,930	$72,945	$698
Childcare Workers SOC 39-9011	1,670	860	106%	$14.49	$30,150	$81,209	$754
Retail Salespersons SOC 41-2031	10,860	(360)	(3%)	$15.67	$32,590	$90,292	$815
Janitors and Cleaners SOC 37-2011	5,320	(530)	(9%)	$16.02	$33,320	$93,009	$833
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	5,420	0	0%	$17.84	$37,100	$107,079	$928
Office Clerks, General SOC 43-9061	7,260	1,570	28%	$19.21	$39,960	$117,725	$999
Firefighters SOC 33-2011	1,060	340	47%	$19.37	$40,280	$118,916	$1,007
Tellers SOC 43-3071	690	(330)	(32%)	$20.18	$41,970	$125,207	$1,049
Construction Laborers SOC 47-2061	2,610	110	4%	$21.59	$44,910	$136,151	$1,123
Maintenance and Repair Workers, General SOC 49-9071	4,680	1,200	34%	$23.77	$49,440	$153,013	$1,236
Carpenters SOC 47-2031	880	(490)	(36%)	$25.60	$53,260	$167,232	$1,332
Paramedics SOC 29-2043 · prior-year code differs	490	(550)	(53%)	$25.92	$53,910	$169,652	$1,348
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	1,060	410	63%	$26.50	$55,130	$174,193	$1,378
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	5,630	1,790	47%	$27.04	$56,240	$178,325	$1,406
Elementary School Teachers, Except Special Education SOC 25-2021	4,360	660	18%	—	$60,300	$193,438	$1,508
Electricians SOC 47-2111	1,170	10	1%	$29.97	$62,340	$201,031	$1,559
Police and Sheriff's Patrol Officers SOC 33-3051	2,840	180	7%	$31.52	$65,560	$213,017	$1,639
Registered Nurses SOC 29-1141	9,400	1,190	14%	$42.32	$88,030	$296,658	$2,201

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: 45081 · pulled from Full Housing Data Table.xlsx.