{"area":{"county":"Greenwood County","state":"SC","stateName":"South Carolina","slug":"greenwood-sc","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":147157},{"date":"2021-07-01","value":153318},{"date":"2021-10-01","value":161853},{"date":"2022-01-01","value":169004},{"date":"2022-04-01","value":176782},{"date":"2022-07-01","value":180500},{"date":"2022-10-01","value":181151},{"date":"2023-01-01","value":184480},{"date":"2023-04-01","value":187789},{"date":"2023-07-01","value":192362},{"date":"2023-10-01","value":196775},{"date":"2024-01-01","value":200055},{"date":"2024-04-01","value":201258},{"date":"2024-07-01","value":202337},{"date":"2024-10-01","value":207054},{"date":"2025-01-01","value":208185},{"date":"2025-04-01","value":208984},{"date":"2025-07-01","value":210739},{"date":"2025-10-01","value":211114},{"date":"2026-01-01","value":211561},{"date":"2026-04-01","value":213948}],"latest":213948,"yoy":2.3753014584848597,"fiveYr":45.38757925209131,"sinceStart":349.9905352823641,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":885}],"latest":885,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":52830,"population":69489,"povertyRate":15.083706031669287,"medianHomeValue":180500,"medianGrossRent":898,"medianPropertyTax":964},"hud":{"county":"Greenwood County","year":"2027","perUnit":885,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"South Carolina","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":40077,"ratePer100k":359.7399337985887},"propertyCrime":{"total":176665,"ratePer100k":1585.7837513917627},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":20.1,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":7.772984934006355,"rentCagr":3,"cashFlow":{"price":213948,"monthlyRent":885,"grossRent":885,"downPct":20,"ratePct":6.75,"units":1,"state":"SC","down":42789.600000000006,"loan":171158.4,"mortgagePI":1110.1301245166128,"monthlyTax":95.20686,"taxRatePct":0.534,"taxRateSource":"Census ACS county effective rate 0.53% ($964 tax ÷ $180,500 ACS median), applied to current value","monthlyInsurance":128.3688,"insuranceRatePct":0.72,"insuranceBasis":"Insurance: state-level estimate (SC avg 0.72%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":44.25,"egi":840.75,"mgmtPct":10,"monthlyMgmt":88.5,"maintenancePct":5,"monthlyMaint":44.25,"capexPct":5,"monthlyCapex":44.25,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":400.57565999999997,"noi":440.17434000000003,"totalExpenses":1510.7057845166128,"cashFlow":-669.9557845166128,"annualCf":-8039.469414199353,"cocReturn":-18.788372441432852,"capRate":2.4688672387682993},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-736.3307845166128,"delta":-66,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-696.5057845166127,"delta":-27,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-702.0479845166128,"delta":-32,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-845.6815592278977,"delta":-176,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −7.6% over 12 months)","kind":"history","detail":"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","cashFlow":-720.4421073558442,"delta":-50,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-845.6815592278977,"baselineCashFlow":-669.9557845166128,"framing":"underwater","confidenceLabel":"crosscheck","omitted":[],"note":"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."},"rentVsBuy":{"years":7,"priceCagr":7.772984934006355,"rentCagr":3,"totalRentPaid":81375.348360404,"totalCashOutlay":178695.96663318732,"insuranceBasis":"Insurance: state-level estimate (SC avg 0.72%/yr)","homeValueAfter":361308.0278810458,"equityBuilt":205917.6411617682,"netCostOfBuying":15567.92547141912,"buyingCheaper":true,"savings":65807.42288898487},"priceToIncome":{"ratio":4.0497444633730835,"price":213948,"medianIncome":52830,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.534,"countyTaxSource":"Census ACS county effective rate 0.53% ($964 tax ÷ $180,500 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":213948,"secondary":180500,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.19,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":885,"secondary":898,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":0.99,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.19,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":180500,"high":213948}},"rent":{"label":"verified","ratio":0.99,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":885,"high":898}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"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'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (227d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (13d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 7.8%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"crosscheck","ratio":1.19,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":180500,"high":213948}},"rent":{"label":"verified","ratio":0.99,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":885,"high":898}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Greenwood County, SC is appreciation-driven for owning: at a 20.1x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Greenwood County, SC a good rental market?","a":"Tough for cash flow. At 20.1x, Greenwood County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Greenwood County?","a":"The typical home value in Greenwood County is about $213,948 (county-level, Census ACS & FHFA state HPI), up 2.4% year-over-year, and up 45.4% over five years."},{"q":"What is the median rent in Greenwood County?","a":"The typical rent in Greenwood County is about $885/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Greenwood County?","a":"Over a 7-year horizon, buying is cheaper in Greenwood County — roughly $65,807 ahead of renting, with about $205,918 in equity built."},{"q":"Is Greenwood County affordable for homebuyers?","a":"Greenwood County's median home value is 4.0x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Greenwood County?","a":"Greenwood County's effective property tax rate is about 0.53% of home value (Census ACS county effective rate 0.53% ($964 tax ÷ $180,500 ACS median), applied to current value), which on a $213,948 median home is roughly $95/mo."}],"takeaways":["The median home value in Greenwood County, SC was $213,948 as of April 2026, up 2.4% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Greenwood County, SC was $885/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Greenwood County, SC has a price-to-rent ratio of 20.1 — a high reading that favors renting over buying at the median. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=greenwood-sc","url":"https://areal.studio/functions/getCountyReport?slug=greenwood-sc"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T11:36:35.146Z","homeValueBasis":"FHFA state HPI (quarterly) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"state","hpiMetro":null,"acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":213948,"countyFmr":885,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"SC","stateName":"South Carolina","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}