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Featured local agent — Simpsonville, SC
Sarah Mitchell
Compass Real Estate · Simpsonville, SC
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Simpsonville, SC Housing Market
The typical home in Simpsonville, SC is worth $377,500, rose 0.8% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $336,600, +8.6% year over year (through May 2026). With 3.4 months of supply and homes going under contract in about 62 days, Simpsonville is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $377,500 home is about $2,015/mo in principal and interest.
Key numbers for Simpsonville, SC
Typical home value
$377,500
+0.8% in 12 months
Zillow, August 2026
Typical asking rent
$1,809/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$336,600
+8.6% year over year
Redfin, through May 2026
Days on market
62
Slow-moving
Redfin, through May 2026
Active listings
136
3.4 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$79,233
Home costs 4.8x income
U.S. Census ACS, 2023
Sale-to-list ratio
98.7%
Selling below asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Simpsonville a buyer's or seller's market?
Simpsonville, SC is a balanced market, based on 3.4 months of supply and homes selling in about 62 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Simpsonville housing market data show?
Every row below is Redfin's final published month for Simpsonville, SC. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $336,600 |
| Median list price | $371,900 |
| Year-over-year price change | +8.6% |
| Median price per sq ft | $186/sq ft |
| Median days on market | 62 days |
| Active inventory | 136 listings |
| Months of supply | 3.4 months |
| Sale-to-list price ratio | 98.7% |
| Homes sold (that month) | 40 |
| New listings (that month) | 54 |
| Listings with a price cut | 34.6% |
| Market condition | Balanced market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Simpsonville is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Simpsonville is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Simpsonville home prices moved?
Over the last three years the median sale price in Simpsonville, SC rose 1.4%, from $332,000 to $336,600. The live Zillow value series has rose 0.8% in the last 12 months, which is the more current read now that Redfin's series has stopped. 34.6% of Simpsonville listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 3.4 months while the sale-to-list ratio slips below its current 98.7%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Simpsonville?
Priced off the typical home value of $377,500 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $75,500 | $302,000 | $2,015/mo |
| 5% | $18,875 | $358,625 | $2,393/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,015, that implies roughly $86,370 a year before you add taxes and insurance. The median household in Simpsonville earns $79,233, about $7,137 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 4.8x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Simpsonville in the next 12 months?
Tell us your timeline. We send the Simpsonville market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Simpsonville?
Typical asking rent in Simpsonville, SC is $1,809/mo, against a typical home value of $377,500. That is a price-to-rent ratio of 17.4x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $2,015 a month — $206 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Simpsonville?
Active listings in Simpsonville, SC went from 120 in May 2025 to 136 in May 2026, a +13.3% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 138 | 58 |
| July 2025 | 151 | 53 |
| August 2025 | 140 | 41 |
| September 2025 | 137 | 33 |
| October 2025 | 144 | 49 |
| November 2025 | 136 | 24 |
| December 2025 | 142 | 35 |
| January 2026 | 152 | 41 |
| February 2026 | 145 | 39 |
| March 2026 | 146 | 44 |
| April 2026 | 137 | 50 |
| May 2026 | 136 | 54 |
Redfin, through May 2026
How does Simpsonville compare to South Carolina and the U.S.?
Simpsonville homes sell for $336,600 — 15% below the South Carolina median of $394,000. Against the national median of $410,700, Simpsonville runs 18% lower. Year-over-year, Simpsonville moved +8.6% against South Carolina's +1.2% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Simpsonville, SC | $336,600 | +8.6% | 62 days |
| South Carolina statewide | $394,000 | +1.2% | 72 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Simpsonville
What buyers should watch
- Months of supply, currently 3.4. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 34.6%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $378 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $377,500 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Simpsonville listing goes under contract in 62 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 98.7% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Simpsonville added 54 new listings against 40 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +0.8% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Simpsonville varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Simpsonville
There are currently 136 homes listed for sale in Simpsonville, South Carolina. The median listing price is $372K.
Active listings
136
Homes on market
Median list price
$372K
Avg. days on market
62
Days until sale
New this week
54
Newly listed
How much do homes cost in Simpsonville by property type?
How the Simpsonville, SC market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $347,500 | $189/sq ft | 36 | 56 days |
| Condo / co-op | $310,000 | $210/sq ft | 1 | 44 days |
| Townhouse | $247,500 | $152/sq ft | 4 | 210 days |
Who lives in Simpsonville?
American Community Survey estimates for Simpsonville. U.S. Census ACS, 2023
Population
25,125
Households
9,640
Median income
$79,233/yr
Median age
36.4 years
Owner-occupied
66.7%
Median home value
$267,500
Median gross rent
$1,322/mo
Mean commute
23.4 min
66.7% of occupied homes in Simpsonville are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $267,500 against Zillow's $377,500 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,322/mo, below Zillow's $1,809/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Simpsonville?
16 schools tracked · 15,547 students
The largest public schools serving Simpsonville, SC by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Hillcrest High
Grades 9-12 · 2,085 students
Ruldolph G. Gordon School at Jones Mill
Grades K-8 · 1,639 students
Bryson Elementary
Grades PK-5 · 1,078 students
Mauldin Elementary
Grades PK-5 · 1,052 students
Plain Elementary
Grades K-5 · 966 students
Bryson Middle
Grades 6-8 · 962 students
Hillcrest Middle
Grades 6-8 · 955 students
Mauldin Middle
Grades 6-8 · 916 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Simpsonville, SC?
Ordered by distance from Simpsonville, not by size. Compare Simpsonville side by side with any of them.
Simpsonville housing market FAQ
Is Simpsonville a buyer's or seller's market?
Simpsonville, SC is currently a balanced market. That read comes from 3.4 months of supply, homes going under contract in about 62 days, and sellers getting 98.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Simpsonville?
The typical home in Simpsonville, SC is worth $377,500 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $336,600, about $186 per square foot.
Is Simpsonville cheaper than the rest of South Carolina?
Simpsonville's median sale price of $336,600 is 15% lower than the South Carolina statewide median of $394,000, and 18% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Simpsonville?
Homes in Simpsonville, SC spent a median of 62 days on market before going under contract, versus 72 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Simpsonville?
At the current 30-year fixed rate of 7.03%, 20% down on a $377,500 home is about $2,015 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $86,370 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $79,233.
Are home prices rising in Simpsonville?
The typical home value in Simpsonville, SC rose 0.8% over the last 12 months, from $374,643 to $377,500 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Simpsonville?
Simpsonville ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Simpsonville?
That depends on your timeline, not on a headline. What the data says today: Simpsonville, SC is a balanced market with 3.4 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 17.4x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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