HomeSouth CarolinaBerkeley County
Berkeley County, South Carolina: commercial real estate data.
Berkeley County, South Carolina had an estimated 264,276 residents on July 1, 2024, up 15.0 percent since the 2020 census base of 229,781, across 1,099 square miles. County output reached $14.30 bn in 2024, 4,230 establishments operate here, and the SBA record carries 191 7(a) approvals worth $119.9 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Berkeley County
How many people live in Berkeley County
- Population, American Community Survey 2020-2024246,802
- Households93,711
- Average household size2.63
- Median household income$84,358
- Median age36.9
- Median gross rent$1,654 per month
- Median owner-occupied home value$310,300
- Home value to household income3.7 times
- Annual rent as a share of median income23.5 percent
- Adults 25 and over with a bachelor degree or higher31.0 percent
- Adults 25 and over with a graduate degree10.6 percent
- Adults 25 and over165,909
- Population under 1858,289
- Share under 1823.6 percent
- Population 65 and over36,615
- Share 65 and over14.8 percent
- Working age population, 18 to 64151,898
- Civilian labor force121,790
- Unemployment rate3.2 percent
- Labor force participation, adults 18 and over64.6 percent
- Rank by population among South Carolina counties8th of 46
- Rank by population among US county-equivalents, Puerto Rico included292nd of 3,222
Berkeley County is the 8th largest of 46 South Carolina counties by population. A median home costs 3.7 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 23.6 percent against 14.8 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Berkeley County
Is Berkeley County's population growing?
- Population, July 1, 2024264,276
- Census 2020 base population229,781
- Population change since the 2020 census base15.01 percent
- Population change, 2023 to 20248,153
- Births, 20243,035
- Deaths, 20242,047
- Natural change, 2024988
- Net domestic migration, 20245,937
- Net international migration, 20241,213
- Total net migration, 20247,150
- Cumulative net domestic migration, 2021 to 202425,604
- Rank by growth among US county-equivalents60th of 3,144
The county has grown 15.01 percent since the 2020 census base. The population grew in 2024 from both sources: births exceeded deaths and more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Berkeley County
Where are people moving to Berkeley County from?
- Tax returns filed by households arriving12,747
- People arriving, from those returns23,632
- Tax returns filed by households leaving9,831
- Net household movement2,916
- Adjusted gross income arriving$1.03 bn
- Net adjusted gross income movement$346.5 m
- Average income of an arriving household$80,580
- Average income of a leaving household$69,235
- Largest single originCharleston County (3,355 households)
- Largest single destinationCharleston County (2,196 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Charleston County | 3,355 | 5,952 | $226.1 m |
| Dorchester County | 1,762 | 3,395 | $97.2 m |
| Richland County | 148 | 246 | $8.0 m |
| Mecklenburg County | 122 | 187 | $8.9 m |
| Orangeburg County | 114 | 239 | $4.1 m |
| San Diego County | 104 | 218 | $10.3 m |
| Suffolk County | 100 | 192 | $8.3 m |
| Horry County | 91 | 161 | $6.1 m |
Households arriving report $11,345 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 Charleston 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.
Berkeley County
What is the Berkeley County economy?
- County GDP, 2024$14.30 bn
- County GDP, 2023$12.95 bn
- GDP change, 2023 to 202410.4 percent
- GDP change over five years60.3 percent
- Rank by GDP among the South Carolina areas BEA publishes8th of 46
- Rank by GDP among the US county areas BEA publishes336th of 3,127
- GDP per resident$57,949
Output grew 10.4 percent in the latest year and 60.3 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.
Berkeley County
Employment by industry in Berkeley County
- Covered employment, annual average66,943
- Establishments reporting5,143
- Average annual pay$68,211
- Average weekly wage$1,312
- Manufacturing, employment10,512
- Manufacturing, average annual pay$87,280
- Retail trade, employment8,302
- Retail trade, average annual pay$37,450
- Accommodation and food services, employment6,177
- Accommodation and food services, average annual pay$24,181
- Professional, scientific and technical services, employment6,122
- Professional, scientific and technical services, average annual pay$104,447
- Health care and social assistance, employment4,623
- Construction, employment4,202
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 10,512 | 206 | $87,280 |
| Retail trade | 8,302 | 550 | $37,450 |
| Accommodation and food services | 6,177 | 346 | $24,181 |
| Professional, scientific and technical services | 6,122 | 806 | $104,447 |
| Health care and social assistance | 4,623 | 438 | $61,526 |
| Construction | 4,202 | 584 | $78,551 |
| Transportation and warehousing | 3,839 | 244 | $60,312 |
| Administrative and support and waste management services | 2,381 | 352 | $43,833 |
Manufacturing is the largest private sector at 10,512 jobs, 15.7 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Berkeley County
How many businesses are in Berkeley County?
- Establishments, all industries4,230
- Employment at those establishments61,856
- Annual payroll$3.85 bn
- Establishments per 1,000 residents17.1
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.
Berkeley County
Building permits in Berkeley County
- Housing units authorized by permit, 20243,169
- Declared construction value permitted$978.0 m
- Single family units authorized2,573
- Multifamily units authorized596
- Multifamily share of units18.8 percent
- Average declared value per unit$308,614
- Units authorized per 1,000 households33.8
Single-family homes are 81.2 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Berkeley County
SBA loans in Berkeley County (7(a) and 504)
- 7(a) approvals recorded191
- 7(a) gross approval dollars$119.9 m
- Average 7(a) approval$627,741
- Median 7(a) approval$284,800
- 10th percentile approval$30,000
- 90th percentile approval$1,988,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,145
- Jobs per approval11.2
- Distinct 7(a) lenders active52
- Distinct industries receiving approvals98
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer13.6 percent
- Loans on real estate terms26
- Loans on working capital terms, 120 months or shorter144
- Franchise loans32
- Franchise share of approvals16.8 percent
- Leading industry by approval countLimited-Service Restaurants (13)
- Most active lenderNewtek Bank, National Association (18)
- 504 approvals recorded34
- 504 gross approval dollars$45.0 m
- Average 504 approval$1,322,206
- Median 504 approval$842,500
- Distinct CDCs active4
- 504 jobs per approval14.9
- 504 jobs per million dollars approved11.3
- Most active CDCProvident Business Financial Services, Inc. (18)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$164.9 m
The average approval of $627,741 sits well above the median of $284,800, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 13.6 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.
Berkeley County
SBA loan default and charge-off rates in Berkeley County
Do SBA loans in Berkeley County get paid back?
- Loans with a final outcome recorded33
- Paid in full28
- Charged off5
- Charge-off rate on resolved loans15.2 percent
- Status: Paid in full28
- Status: Charged off5
- Status: Exempt from disclosure118
- Status: Cancelled27
- Status: Committed, not yet disbursed13
Of the 33 loans that have reached a final outcome, 15.2 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
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.
Berkeley County
SBA lending by place in Berkeley County
- Borrower cities with recorded lending13
- Summerville, approvals59
- Charleston, approvals30
- Moncks Corner, approvals28
- Goose Creek, approvals21
- Daniel Island, approvals16
- Hanahan, approvals15
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Summerville | 59 | $39,618,000 |
| Charleston | 30 | $33,084,200 |
| Moncks Corner | 28 | $10,774,900 |
| Goose Creek | 21 | $7,639,500 |
| Daniel Island | 16 | $7,382,200 |
| Hanahan | 15 | $6,102,000 |
| Ladson | 13 | $10,667,000 |
| St. Stephen | 3 | $2,013,500 |
| 5 other borrower cities | 6 | $2,617,300 |
Summerville accounts for 59 approvals against 30 in Charleston. 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.
Berkeley County
How large is Berkeley County?
- Land area1,099 sq mi
- Rank by land area among South Carolina counties3rd of 46
- Width, east to west53 mi
- Height, north to south46.7 mi
- Geographies sharing a boundary6
- Residents per square mile of land225
- Establishments per square mile3.85
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.
Berkeley County
Flood risk in Berkeley County
- Participation of the county's own NFIP community Berkeley County, unincorporated areasParticipating, community 450029
- Community Rating System class of the county's own communityClass 7
- Communities in the county in the NFIP Community Status Book10
- Of those, participating in the NFIP8
- NFIP participation rate80.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 5
- Communities carrying a CRS class4
- Radon levels in Berkeley County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The county's own community in the status book, unincorporated Berkeley County (community 450029), participates in the National Flood Insurance Program and carries Community Rating System class 7, a flood insurance premium discount for policies written there. The EPA places Berkeley County in radon zone 3, a predicted average indoor radon screening level less than 2 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. The best Community Rating System class among the county's communities is 5, which carries a flood insurance premium discount for policies written in that community. 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 Berkeley 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 Berkeley County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024246,802
- Households93,711
- Average household size2.63
- Median household income$84,358
- Median age36.9
Common questions
Berkeley County questions, answered from the record.
How many people live in Berkeley County, South Carolina?
The Census Bureau estimates 264,276 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 246,802, in 93,711 households, ranking 8th of 46 South Carolina counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Berkeley County's population growing?
The population has grown 15.01 percent since the 2020 census base of 229,781, to 264,276 on July 1, 2024. In 2024 there were 3,035 births against 2,047 deaths, with net migration of 7,150. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Berkeley County?
$84,358. The median owner-occupied home is valued at $310,300, which is 3.7 times income, and median gross rent is $1,654 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Berkeley County?
4,230 establishments, employing 61,856 people with an annual payroll of $3.85 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 Berkeley County?
Manufacturing is the largest private sector at 10,512 jobs, 15.7 percent of covered employment. Covered employment averages 66,943 jobs at an average annual pay of $68,211, or $1,312 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Berkeley County?
191 7(a) approvals totaling $119.9 m since FY2020, across 52 lenders, with a median approval of $284,800, plus 34 504 approvals worth $45.0 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Berkeley County get paid back?
Of the 33 loans that have reached a final outcome, 28 were paid in full and 5 charged off, a charge-off rate of 15.2 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Berkeley County?
3,169 housing units were authorized by permit in 2024, with a declared construction value of $978.0 m. Multifamily was 18.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Berkeley County?
Zone 3, a predicted average indoor radon screening level less than 2 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Berkeley County come from?
The largest single origin is Charleston County, with 3,355 households. Arriving households report an average income of $80,580 against $69,235 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Berkeley 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 Berkeley 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.
Berkeley County
Cities and places in Berkeley.
14 Census places lie wholly or partly in Berkeley County. All 14 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 |
|---|---|---|---|---|
| Charleston | city | 154,338 | 30 | 31.2 percent here, 68.8 percent Charleston County |
| Summerville | town | 51,654 | 59 | 19.8 percent here, 76.2 percent Dorchester County, 4.0 percent Charleston County |
| Goose Creek | city | 48,078 | 21 | Wholly in this county |
| Hanahan | city | 21,452 | 15 | Wholly in this county |
| Ladson | CDP | 16,140 | 13 | 75.1 percent here, 24.9 percent Charleston County |
| Moncks Corner | town | 15,485 | 28 | Wholly in this county |
| Sangaree | CDP | 8,681 | None recorded | Wholly in this county |
| Pimlico | CDP | 1,765 | None recorded | Wholly in this county |
| Bonneau Beach | CDP | 1,516 | None recorded | Wholly in this county |
| St. Stephen | town | 1,462 | 3 | Wholly in this county |
| Pinopolis | CDP | 854 | None recorded | Wholly in this county |
| Bonneau | town | 581 | 1 | Wholly in this county |
| Russellville | CDP | 392 | None recorded | Wholly in this county |
| Jamestown | town | 62 | None recorded | Wholly in this county |
A further 21 of the county's 191 SBA 7(a) approvals are to borrowers in cities that match no Census place in Berkeley County, the largest being Daniel Island (16), Cross (2), Cordesville (1). 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.