Simpsonville, SC — Momentum Score, Home Values & Best-For

All states·South Carolina·Simpsonville

Greenville County · Greenville-Anderson · population 28,078

Growing fast
Simpsonville, SC
Image: Wikipedia · Simpsonville, South Carolina
OverviewCost of livingMoving guide
View watchlist →
74
Rising
Momentum score · 0–100

Where Simpsonville stands

At or near all-time high. population growing 4.7% per year.

Median home $380,010
1-year +2.4%
5-yr CAGR +6.5%
vs 5-yr peak +0.0%
Population +4.7%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$380k$195k$261k$328k$395k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
15/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
84/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,847/mo$1,379$1,670$1,961202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent137126100120140202220242026

Rent vs buy

Price-to-rent ratio: 17.1
Lean buy

At a 17.1 price-to-rent ratio, Simpsonville is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
62 · w22%
Home 5-yr CAGR
72 · w22%
Distance from peak
90 · w18%
Population growth
90 · w16%
Rent YoY
63 · w12%
Home 10-yr CAGR
69 · w10%
Long thesis

Simpsonville has been growing population at 4.7% per year while home values compounded +6.5% annually. Demand-driven appreciation — the kind that persists as long as people keep showing up, which they currently are.

Short thesis

Simpsonville's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Simpsonville

Simpsonville is a city in Greenville County, South Carolina, with an estimated population of 28,078. It anchors the Greenville-Anderson metro area. The population has grown 4.7% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Simpsonville is $380,010 as of 2026-04, up 2.4% over the last 12 months. Over the last five years, home values have averaged +6.5% annual growth, with prices at or near the 5-year peak. Rents in Simpsonville average $1,847 per month, roughly flat year-over-year (+2.7%). The composite momentum score is 74 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●People are voting with their feet: population growing 4.7% per year since 2020 — that’s faster than ~80% of US cities.
●Healthy 5-year run: +6.5% annualized over 5 years, outpacing US inflation.
●Quiet strength: +2.4% over the trailing year — not a melt-up, but the market is bid.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Simpsonville (Wikipedia)

Simpsonville is a city in Greenville County, South Carolina, United States. It is part of the Greenville, SC Metropolitan Statistical Area. The population is 23,354, according to the 2020 census, up from 18,238 in the 2010 census. The city's 2024 Annual Financial Audit estimates the population to be about 27,500. Independent data site DataCommons estimates the population of Simpsonville to be about 28,078. Simpsonville is part of the "Golden Strip", along with the cities of Mauldin and Fountain Inn, an area which is noted for having low unemployment due to a diversity of industries that include H.B. Fuller, KEMET, Sealed Air and Milliken. The unemployment rate is about 3.1 percent, according to 2023 census estimates. It is the 23rd-most populous city in South Carolina.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Greenville County right now.

NWS active alerts (SC)South Carolina Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Greenville County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Simpsonville

Mauldin, SC72 · RisingEasley, SC76 · RisingTravelers Rest, SC76 · RisingWoodruff, SC78 · Hot

Run the numbers for Simpsonville

ToolCan I afford Simpsonville?Income → city shortlistToolROI on a Simpsonville rentalCap rate, cash-on-cash, DSCRToolCompare Simpsonville to anywhereSide-by-side up to 3 citiesToolSimpsonville cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
57° / 36°
avg high / low
Summer (Jul)
91° / 71°
avg high / low
Sunny days/yr
220
~60% of year
Annual precip
50″ rain
2″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
High
Tornado
Moderate
Wildfire
Low
Earthquake
Low
Flood
High

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Simpsonville listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Greenville-Anderson area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
73%
Humid climate
Median household income
$63,600
South Carolina state median
Top industries (state-level)
Manufacturing (auto)TourismHealthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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