HomeSouth CarolinaAnderson County
Anderson County, South Carolina: commercial real estate data.
Anderson County, South Carolina had an estimated 217,183 residents on July 1, 2024, up 6.6 percent since the 2020 census base of 203,721, across 715 square miles. County output reached $10.56 bn in 2024, 4,160 establishments operate here, and the SBA record carries 164 7(a) approvals worth $91.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Anderson County
How many people live in Anderson County
- Population, American Community Survey 2020-2024210,478
- Households83,904
- Average household size2.51
- Median household income$66,651
- Median age40.6
- Median gross rent$989 per month
- Median owner-occupied home value$231,900
- Home value to household income3.5 times
- Annual rent as a share of median income17.8 percent
- Adults 25 and over with a bachelor degree or higher26.5 percent
- Adults 25 and over with a graduate degree9.7 percent
- Adults 25 and over145,156
- Population under 1847,554
- Share under 1822.6 percent
- Population 65 and over38,805
- Share 65 and over18.4 percent
- Working age population, 18 to 64124,119
- Civilian labor force100,570
- Unemployment rate5.3 percent
- Labor force participation, adults 18 and over61.7 percent
- Rank by population among South Carolina counties9th of 46
- Rank by population among US county-equivalents, Puerto Rico included333rd of 3,222
Anderson County is the 9th largest of 46 South Carolina counties by population. A median home costs 3.5 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 22.6 percent against 18.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Anderson County
Is Anderson County's population growing?
- Population, July 1, 2024217,183
- Census 2020 base population203,721
- Population change since the 2020 census base6.61 percent
- Population change, 2023 to 20243,185
- Births, 20242,356
- Deaths, 20242,514
- Natural change, 2024-158
- Net domestic migration, 20242,912
- Net international migration, 2024427
- Total net migration, 20243,339
- Cumulative net domestic migration, 2021 to 202413,660
- Rank by growth among US county-equivalents340th of 3,144
The county has grown 6.61 percent since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Anderson County
Where are people moving to Anderson County from?
- Tax returns filed by households arriving5,848
- People arriving, from those returns11,275
- Tax returns filed by households leaving4,405
- Net household movement1,443
- Adjusted gross income arriving$365.6 m
- Net adjusted gross income movement$102.8 m
- Average income of an arriving household$62,516
- Average income of a leaving household$59,653
- Largest single originGreenville County (1,430 households)
- Largest single destinationGreenville County (1,125 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Greenville County | 1,430 | 2,847 | $85.8 m |
| Pickens County | 719 | 1,268 | $35.6 m |
| Oconee County | 294 | 570 | $16.2 m |
| Spartanburg County | 161 | 309 | $10.3 m |
| Abbeville County | 139 | 284 | $5.6 m |
| Laurens County | 80 | 155 | $3.7 m |
| Greenwood County | 77 | 142 | $3.5 m |
| Richland County | 58 | 101 | $5.1 m |
Households arriving report $2,863 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Greenville County, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Anderson County
What is the Anderson County economy?
- County GDP, 2024$10.56 bn
- County GDP, 2023$9.97 bn
- GDP change, 2023 to 20245.9 percent
- GDP change over five years38.6 percent
- Rank by GDP among the South Carolina areas BEA publishes10th of 46
- Rank by GDP among the US county areas BEA publishes421st of 3,127
- GDP per resident$50,162
Output grew 5.9 percent in the latest year and 38.6 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Anderson County
Employment by industry in Anderson County
- Covered employment, annual average72,695
- Establishments reporting4,568
- Average annual pay$51,737
- Average weekly wage$995
- Manufacturing, employment15,784
- Manufacturing, average annual pay$64,693
- Retail trade, employment9,455
- Retail trade, average annual pay$33,168
- Accommodation and food services, employment7,736
- Accommodation and food services, average annual pay$20,341
- Health care and social assistance, employment7,041
- Health care and social assistance, average annual pay$48,853
- Wholesale trade, employment3,841
- Construction, employment2,980
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 15,784 | 276 | $64,693 |
| Retail trade | 9,455 | 686 | $33,168 |
| Accommodation and food services | 7,736 | 446 | $20,341 |
| Health care and social assistance | 7,041 | 522 | $48,853 |
| Wholesale trade | 3,841 | 190 | $73,181 |
| Construction | 2,980 | 438 | $62,990 |
| Administrative and support and waste management services | 2,513 | 266 | $41,681 |
| Transportation and warehousing | 2,059 | 124 | $59,813 |
Manufacturing is the largest private sector at 15,784 jobs, 21.7 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Anderson County
How many businesses are in Anderson County?
- Establishments, all industries4,160
- Employment at those establishments71,264
- Annual payroll$3.55 bn
- Establishments per 1,000 residents19.8
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Anderson County
Building permits in Anderson County
- Housing units authorized by permit, 20241,255
- Declared construction value permitted$341.2 m
- Single family units authorized1,087
- Multifamily units authorized168
- Multifamily share of units13.4 percent
- Average declared value per unit$271,906
- Units authorized per 1,000 households15.0
Single-family homes are 86.6 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Anderson County
SBA loans in Anderson County (7(a) and 504)
- 7(a) approvals recorded164
- 7(a) gross approval dollars$91.4 m
- Average 7(a) approval$557,127
- Median 7(a) approval$211,000
- 10th percentile approval$25,000
- 90th percentile approval$1,277,440
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)1,791
- Jobs per approval10.9
- Distinct 7(a) lenders active48
- Distinct industries receiving approvals76
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer16.5 percent
- Loans on real estate terms27
- Loans on working capital terms, 120 months or shorter125
- Franchise loans30
- Franchise share of approvals18.3 percent
- Leading industry by approval countLimited-Service Restaurants (12)
- Most active lenderTD Bank, National Association (36)
- 504 approvals recorded19
- 504 gross approval dollars$13.3 m
- Average 504 approval$700,842
- Median 504 approval$354,000
- Distinct CDCs active6
- 504 jobs per approval11.6
- 504 jobs per million dollars approved16.5
- Most active CDCAppalachian Development Corporation (9)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$104.7 m
The average approval of $557,127 sits well above the median of $211,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 16.5 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Anderson County
SBA loan default and charge-off rates in Anderson County
Do SBA loans in Anderson County get paid back?
- Loans with a final outcome recorded24
- Paid in full21
- Charged off3
- Status: Paid in full21
- Status: Exempt from disclosure104
- Status: Cancelled31
- Status: Charged off3
- Status: Committed, not yet disbursed5
Only 24 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Anderson County
SBA lending by place in Anderson County
- Borrower cities with recorded lending13
- Anderson, approvals71
- Piedmont, approvals28
- Pendleton, approvals18
- Easley, approvals11
- Williamston, approvals10
- Belton, approvals8
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Anderson | 71 | $47,635,000 |
| Piedmont | 28 | $15,844,500 |
| Pendleton | 18 | $3,780,300 |
| Easley | 11 | $5,227,200 |
| Williamston | 10 | $10,009,900 |
| Belton | 8 | $3,249,000 |
| Pelzer | 5 | $1,451,100 |
| Starr | 4 | $1,410,000 |
| 5 other borrower cities | 9 | $2,761,800 |
Anderson accounts for 71 approvals against 28 in Piedmont. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Anderson County
How large is Anderson County?
- Land area715 sq mi
- Rank by land area among South Carolina counties15th of 46
- Width, east to west38.7 mi
- Height, north to south42.2 mi
- Geographies sharing a boundary6
- Residents per square mile of land294
- Establishments per square mile5.82
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Anderson County
Flood risk in Anderson County
- Participation of the county's own NFIP community Anderson County, unincorporated areasParticipating, community 450013
- Communities in the county in the NFIP Community Status Book10
- Of those, participating in the NFIP8
- NFIP participation rate80.0 percent
- Communities carrying a CRS class0
- Radon levels in Anderson County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The county's own community in the status book, unincorporated Anderson County (community 450013), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Anderson County in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 80.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
Feasibility studies
When a Anderson County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Anderson County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024210,478
- Households83,904
- Average household size2.51
- Median household income$66,651
- Median age40.6
Common questions
Anderson County questions, answered from the record.
How many people live in Anderson County, South Carolina?
The Census Bureau estimates 217,183 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 210,478, in 83,904 households, ranking 9th of 46 South Carolina counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Anderson County's population growing?
The population has grown 6.61 percent since the 2020 census base of 203,721, to 217,183 on July 1, 2024. In 2024 there were 2,356 births against 2,514 deaths, with net migration of 3,339. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Anderson County?
$66,651. The median owner-occupied home is valued at $231,900, which is 3.5 times income, and median gross rent is $989 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Anderson County?
4,160 establishments, employing 71,264 people with an annual payroll of $3.55 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Anderson County?
Manufacturing is the largest private sector at 15,784 jobs, 21.7 percent of covered employment. Covered employment averages 72,695 jobs at an average annual pay of $51,737, or $995 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Anderson County?
164 7(a) approvals totaling $91.4 m since FY2020, across 48 lenders, with a median approval of $211,000, plus 19 504 approvals worth $13.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Anderson County?
1,255 housing units were authorized by permit in 2024, with a declared construction value of $341.2 m. Multifamily was 13.4 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Anderson County?
Zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Anderson County come from?
The largest single origin is Greenville County, with 1,430 households. Arriving households report an average income of $62,516 against $59,653 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Anderson County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Anderson County?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Anderson County
Cities and places in Anderson.
17 Census places lie wholly or partly in Anderson County. All 17 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Anderson | city | 30,051 | 71 | Wholly in this county |
| Clemson | city | 18,072 | None recorded | 2.4 percent here, 97.6 percent Pickens County |
| Powdersville | CDP | 10,771 | None recorded | Wholly in this county |
| Centerville | CDP | 7,049 | None recorded | Wholly in this county |
| Homeland Park | CDP | 6,632 | None recorded | Wholly in this county |
| Piedmont | CDP | 5,462 | 28 | 65.3 percent here, 34.7 percent Greenville County |
| Belton | city | 4,458 | 8 | Wholly in this county |
| Northlake | CDP | 4,390 | None recorded | Wholly in this county |
| Williamston | town | 4,170 | 10 | Wholly in this county |
| Honea Path | town | 3,739 | 1 | 96.3 percent here, 3.7 percent Abbeville County |
| Pendleton | town | 3,594 | 18 | Wholly in this county |
| Pelzer | town | 1,722 | 5 | Wholly in this county |
| West Pelzer | town | 1,320 | None recorded | Wholly in this county |
| Sandy Springs | CDP | 1,105 | None recorded | Wholly in this county |
| Iva | town | 972 | 1 | Wholly in this county |
| La France | CDP | 678 | None recorded | Wholly in this county |
| Starr | town | 258 | 4 | Wholly in this county |
A further 18 of the county's 164 SBA 7(a) approvals are to borrowers in cities that match no Census place in Anderson County, the largest being Easley (11), Townville (3), Greenville (2). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.