South Carolina · GEOID 45087

Union County

2024 ACS 5-year estimates · population 26,885 · 13,527 housing units

Median household income

$41,621

State $70,153

Median home value

$103,600

State $272,524

Median gross rent

$804

State $1,203

Homeownership rate

71.3%

State 71.9%

Renter cost-burden rate

52.5%

≥30% of income

Owner cost-burden rate

12.5%

≥30% of income

Homeowner vacancy

0.5%

Of owner-occupied + for-sale units

Rental vacancy

4.8%

Of renter-occupied + for-rent units

Overall vacancy

14.2%

All housing units

Price-to-income ratio

2.49

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Union County	South Carolina
Population	26,885	5,296,225
Population density (per sq. mi.)	52.35	—
Median household income	$41,621	$70,153
HUD Area Median Income (4-person, 100%)	$63,100	—
Households	11,611	—
Average household size	2.28 people	—
Owner-occupied	71.3%	71.9%
Renter-occupied	28.7%	28.1%
Race	64.5% White · 27.8% 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

Union County compared with South Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

15.0% 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	21.3%	$28,942	$724	$76,712
1 earner	44.7%	$48,038	$1,201	$147,794
2 earners	28.1%	$89,304	$2,233	$301,400
3+ earners	5.9%	$118,750	$2,969	$411,008

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

11,611

Average size: 2.28 people

Households with children

2,531

21.8% of households

Per-capita income

$27,229

Poverty rate: 21.6%

Section 2

Residential Market Analysis

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

Tenure

71.3% owner-occupied vs. state average 71.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 68.8% · Missing middle (2–19 units) 6.6%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

63.0% built before 1980 · Median structure age 1,972.00 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: $103,600.

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: $804.

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 1,916 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 2.2% · For rent 8.8% · Seasonal 13.4% · Other 66.3%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

20.3% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 79.7% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.9%

257 units of 13,527 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

9.4%

1,270 units of 13,527 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$33,297

100% MHI$41,621

120% MHI$49,945

County-wide median from ACS 5-year estimates. A household at 100% MHI in Union 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	$44,170	$50,480	$63,100
120% AMI	$53,000	$60,600	$75,700

HUD FMR Area: Union County, 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

52.5% of renter households spend ≥30% of income on rent (16.3% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

12.5% 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 Union County.

Covered employment

5,278

Across 14 sectors

Establishments

391

QCEW 2024

Avg annual pay (workforce)

$49,853

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	$64,881	$210,490	+$106,890	$1,622
NAICS 48-49 Transportation and warehousing NAICS 48-49	1,003	$46,848	$143,365	+$39,765	$1,171
NAICS 44-45 Retail trade NAICS 44-45	837	$27,907	$72,860	−$30,740	$698
NAICS 92 Public administration NAICS 92	490	$41,995	$125,300	+$21,700	$1,050
NAICS 62 Health care and social assistance NAICS 62	267	$33,433	$93,429	−$10,171	$836
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	212	$34,401	$97,033	−$6,567	$860
NAICS 23 Construction NAICS 23	157	$56,842	$180,566	+$76,966	$1,421
NAICS 52 Finance and insurance NAICS 52	156	$57,101	$181,530	+$77,930	$1,428
NAICS 22 Utilities NAICS 22	87	$84,227	$282,502	+$178,902	$2,106
NAICS 42 Wholesale trade NAICS 42	81	$60,637	$194,692	+$91,092	$1,516
NAICS 54 Professional, scientific, and technical services NAICS 54	56	$46,565	$142,311	+$38,711	$1,164
NAICS 53 Real estate and rental and leasing NAICS 53	35	$33,355	$93,139	−$10,461	$834
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	30	$70,404	$231,048	+$127,448	$1,760
NAICS 61 Educational services NAICS 61	24	$18,625	$38,309	−$65,291	$466

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	574	$18,404	$37,486	−$66,114	$460
NAICS 313 Textile mills NAICS 313	382	$52,988	$166,220	+$62,620	$1,325
NAICS 455 General merchandise retailers NAICS 455	369	$25,709	$64,678	−$38,922	$643
NAICS 561 Administrative and support services NAICS 561	212	$34,401	$97,033	−$6,567	$860
NAICS 457 Gasoline stations and fuel dealers NAICS 457	156	$26,240	$66,655	−$36,945	$656
NAICS 522 Credit intermediation and related activities NAICS 522	116	$63,798	$206,458	+$102,858	$1,595
NAICS 484 Truck transportation NAICS 484	105	$77,844	$258,742	+$155,142	$1,946
NAICS 238 Specialty trade contractors NAICS 238	93	$55,550	$175,756	+$72,156	$1,389
NAICS 221 Utilities NAICS 221	87	$84,227	$282,502	+$178,902	$2,106
NAICS 488 Support activities for transportation NAICS 488	85	$40,706	$120,502	+$16,902	$1,018
NAICS 624 Social assistance NAICS 624	82	$13,423	$18,945	−$84,655	$336
NAICS 811 Repair and maintenance NAICS 811	79	$41,164	$122,207	+$18,607	$1,029
NAICS 423 Merchant wholesalers, durable goods NAICS 423	71	$50,054	$155,298	+$51,698	$1,251
NAICS 445 Food and beverage retailers NAICS 445	67	$18,764	$38,826	−$64,774	$469
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	66	$38,344	$111,710	+$8,110	$959
NAICS 441 Motor vehicle and parts dealers NAICS 441	65	$40,209	$118,652	+$15,052	$1,005
NAICS 541 Professional, scientific, and technical services NAICS 541	56	$46,565	$142,311	+$38,711	$1,164
NAICS 812 Personal and laundry services NAICS 812	51	$31,667	$86,856	−$16,744	$792
NAICS 621 Ambulatory health care services NAICS 621	47	$53,424	$167,843	+$64,243	$1,336
NAICS 923 Administration of human resource programs NAICS 923	45	$45,229	$137,338	+$33,738	$1,131
NAICS 491 Postal service NAICS 491	42	$56,727	$180,138	+$76,538	$1,418
NAICS 926 Administration of economic programs NAICS 926	41	$57,345	$182,438	+$78,838	$1,434
NAICS 456 Health and personal care retailers NAICS 456	38	$43,768	$131,900	+$28,300	$1,094
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	35	$23,598	$56,820	−$46,780	$590
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	29	$25,064	$62,277	−$41,323	$627
NAICS 611 Educational services NAICS 611	24	$18,625	$38,309	−$65,291	$466
NAICS 531 Real estate NAICS 531	24	$30,706	$83,279	−$20,321	$768
NAICS 113 Forestry and logging NAICS 113	21	$61,026	$196,140	+$92,540	$1,526
NAICS 924 Administration of environmental quality programs NAICS 924	20	$48,007	$147,679	+$44,079	$1,200
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	12	$13,397	$18,849	−$84,751	$335
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	12	$55,790	$176,650	+$73,050	$1,395
NAICS 532 Rental and leasing services NAICS 532	11	$39,136	$114,658	+$11,058	$978
NAICS 928 National security and international affairs NAICS 928	7	$88,727	$299,252	+$195,652	$2,218

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	2,140	(200)	(9%)	$11.91	$24,780	$61,220	$620
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	4,870	1,630	50%	$13.10	$27,250	$70,414	$681
Childcare Workers SOC 39-9011	620	110	22%	$14.56	$30,280	$81,693	$757
Cashiers SOC 41-2011	5,420	580	12%	$14.62	$30,400	$82,140	$760
Janitors and Cleaners SOC 37-2011	1,910	310	19%	$15.66	$32,570	$90,217	$814
Retail Salespersons SOC 41-2031	3,790	(230)	(6%)	$16.05	$33,380	$93,232	$835
Office Clerks, General SOC 43-9061	2,400	490	26%	$18.32	$38,100	$110,802	$953
Firefighters SOC 33-2011	620	100	19%	$18.34	$38,150	$110,988	$954
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,630	(630)	(28%)	$18.80	$39,110	$114,561	$978
Tellers SOC 43-3071	230	(270)	(54%)	$20.64	$42,920	$128,743	$1,073
Construction Laborers SOC 47-2061	1,310	270	26%	$21.82	$45,380	$137,900	$1,135
Paramedics SOC 29-2043 · prior-year code differs	290	(60)	(17%)	$24.34	$50,620	$157,405	$1,266
Maintenance and Repair Workers, General SOC 49-9071	2,010	370	23%	$26.43	$54,980	$173,635	$1,375
Carpenters SOC 47-2031	300	0	0%	$26.61	$55,350	$175,012	$1,384
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	310	50	19%	$26.93	$56,020	$177,506	$1,401
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	3,630	410	13%	$27.35	$56,890	$180,744	$1,422
Police and Sheriff's Patrol Officers SOC 33-3051	720	150	26%	$27.85	$57,930	$184,616	$1,448
Elementary School Teachers, Except Special Education SOC 25-2021	1,530	(490)	(24%)	—	$60,120	$192,768	$1,503
Electricians SOC 47-2111	600	210	54%	$29.79	$61,970	$199,654	$1,549
Registered Nurses SOC 29-1141	4,440	1,750	65%	$40.39	$84,020	$281,731	$2,101

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: 45087 · pulled from Full Housing Data Table.xlsx.