Williamsburg County, SC housing market data
Median home values, rents, income, property tax, and affordability for Williamsburg County, South Carolina — built from Census ACS, FHFA HPI, and HUD Fair Market Rent, cross-checked and disclosed by data vintage.
Williamsburg County, SC leans favorable for buying: a price-to-rent ratio of 11.7 favors owning at the median, and modeled investor cash flow is negative, so this is owner-occupant math — not a claim of strong rental yield.
- The median home value in Williamsburg County, SC was $123,865 as of April 2026, up 2.4% year over year (FHFA HPI applied to the Census ACS county median).
- The typical market rent in Williamsburg County, SC was $885/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).
- Williamsburg County, SC has a price-to-rent ratio of 11.7 — a reading that favors owning (owner-occupant math — not automatically strong investor cash flow). (Computed by Areal from the figures above.)
$123,865
Likely range $104,500–$123,865
$885/mo
Likely range $765–$885
11.7x
$46,213
1,586/100k/yr
HUD Fair Market Rent (2-BR)
$885/mo
HUD FY2027 · Williamsburg County
Property tax
0.66%
Effective rate — Census ACS county effective rate 0.66% ($687 tax ÷ $104,500 ACS median), applied to current value · county median tax bill $687/yr
Cash flow at county medians
20% down, 6.75% interest, 30-year loan, 1 unit · estimates only · Insurance: state-level estimate (SC avg 0.72%/yr)
Coastal/wind-exposed properties can run well above the state average.
Monthly cash flow
$-121
Cash-on-cash return
-5.9%
Cap rate
5.1%
Annual cash flow
$-1,453
Stress test
Resilience not scored — baseline already negativeA resilience score measures how many shocks a cash-flow-positive deal survives — with the baseline at −$121/mo there is nothing to protect, so there is no score (worst case −$223/mo). The rows below show how much deeper underwater each shock pushes the deal; the break-even math (rent, price, down payment, rate) lives in the cash-flow panel above.
Standard assumption · cash flow −$187/mo
Standard assumption · cash flow −$148/mo
Standard assumption · cash flow −$140/mo
Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets · cash flow −$223/mo
History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2010-01-01 → 2011-01-01, applied to rent · cash flow −$172/mo
Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance.
Report integrity
Every headline figure is independently re-derived from its raw inputs (cash-flow identity, cash-on-cash, cap rate, price-to-rent, and closed-form buy-vs-rent compounding) — the same checks the interactive analyzer runs.
Report integrity — internal re-derivation
16/16 verifiedHow the integrity pass works
Every headline figure is re-derived from the raw inputs (NOI − P&I = cash flow, CoC, cap rate) and the data feed's age is checked before the report is shown. This validates our own arithmetic — it is not independent source validation; the cross-dataset check is the data-confidence card above. An entry marked “by design” (e.g. price-to-rent) is the expected split between market rent and your rent estimate — two deliberately separate reads, not an arithmetic error.
Data quality
Cross-checked — sources diverge more than 15% on some metrics; the spread is shown, not averaged away
current estimate (ACS county median × FHFA state HPI growth): $123,865 · raw ACS 2023 county median (as measured ~2021): $104,500
Spread +$19,365 · 1.19× ratio
HUD FMR (county): $885 · Census ACS (county gross rent): $765
Spread +$120 · 1.16× ratio
Data quality score
66/100
- − Sources diverge more than 15% on some metrics — the spread is shown, not averaged away
- + 2 figures each cross-checked against a second, independent source
- − current estimate (ACS county median × FHFA state HPI growth) vs raw ACS 2023 county median (as measured ~2021) diverge more than 15% on home value (vintage update) (1.19×) — cross-checked, not verified
- − HUD FMR (county) vs Census ACS (county gross rent) diverge more than 15% on HUD fair market rent (1.16×) — cross-checked, not verified
- + Current home value observation (Apr 2026) — current for quarterly cadence
- + Current rent observation (Nov 2026) — current for monthly cadence
A data-quality score, not statistical confidence — it measures how well independent public sources agree, how consistent the geography is, and how fresh the data is. Survey margins of error (e.g. ACS MOEs) are not part of it. Every point is earned or lost by a reason listed above, so the score itself is auditable.
How we check this — sources, cross-checks and thresholds
Cross-checks compare two separately produced figures — not our own math re-run — and each check names its own basis. Rent: a current ZIP market-rent-index figure is checked against HUD Small Area FMR where one exists, or against Census ACS gross rent inflated to current dollars with the same ACS rent trend the charts use — a raw ~2021 ACS figure is never compared to a current one. Home value: the check pairs our current FHFA-updated estimate against the raw ACS vintage, so its spread mostly reflects price movement since the ACS measurement period (~2021). These sources measure different things (administrative benchmarks vs. rents reported by existing tenants), so disagreement is information, not error. The report shows the spread rather than averaging it away.
FHFA HPI through 2026-04-01 · ACS 2024 5-year estimates · HUD FY2027 · pulled 2026-11-13T22:39Z
Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'.
Williamsburg County housing market — common questions
Is Williamsburg County, SC a good rental market?
For owning at the median, yes — Williamsburg County's price-to-rent ratio of 11.7 is in the favorable range, but modeled investor cash flow is negative, so it is not a claim of strong rental yield.
What is the median home value in Williamsburg County?
The typical home value in Williamsburg County is about $123,865 (county-level, Census ACS & FHFA state HPI), up 2.4% year-over-year, and up 45.4% over five years.
What is the median rent in Williamsburg County?
The typical rent in Williamsburg County is about $885/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate.
Is it cheaper to rent or buy in Williamsburg County?
Over a 7-year horizon, buying is cheaper in Williamsburg County — roughly $72,364 ahead of renting, with about $119,217 in equity built.
Is Williamsburg County affordable for homebuyers?
Williamsburg County's median home value is 2.7x the local median household income — Affordable (≤3x income — historical rule of thumb).
What is the property tax rate in Williamsburg County?
Williamsburg County's effective property tax rate is about 0.66% of home value (Census ACS county effective rate 0.66% ($687 tax ÷ $104,500 ACS median), applied to current value), which on a $123,865 median home is roughly $68/mo.
Sources
- U.S. Census Bureau — ACS ACS 2024 5-year estimates
- FHFA House Price Index
- HUD Fair Market Rent
- FBI Crime Data Explorer
Data vintages: ACS 2024 5-year estimates · HUD FY2027 · FHFA HPI through 2026-04-01. For research only — verify before investing.
Areal provides area-level data for research purposes only — not an appraisal, not financial advice. Verify independently before acting.
Data from published market indexes, FHFA HPI, Census ACS, HUD Fair Market Rent, and FBI CDE — each card discloses its own vintage.