HomeSouth CarolinaGreenville County
Greenville County, South Carolina: commercial real estate data.
Greenville County, South Carolina has a population of 548,166 across 785 square miles, up 8.6 percent since the 2020 census base. County output reached $48.74 bn in 2024, 15,493 establishments operate here, and the SBA record carries 735 7(a) approvals worth $424.7 m.
123 sourced county values · tier FULL · 11 sections · underlined figures are computed by MMCG Analytics, not published by the agency
Greenville County
How many people live in Greenville County
- Population548,166
- Households220,565
- Average household size2.49
- Median household income$76,932
- Median age38.4
- Median gross rent$1,262 per month
- Median owner-occupied home value$299,000
- Home value to household income3.9 times
- Annual rent as a share of median income19.7 percent
- Adults 25 and over with a bachelor degree or higher41.3 percent
- Adults 25 and over with a graduate degree15.3 percent
- Adults 25 and over375,874
- Population under 18125,442
- Share under 1822.9 percent
- Population 65 and over91,684
- Share 65 and over16.7 percent
- Working age population, 18 to 64331,040
- Civilian labor force285,521
- Unemployment rate4.4 percent
- Labor force participation, adults 18 and over67.5 percent
- Rank by population among South Carolina counties1st of 46
- Rank by population among US county-equivalents129th
Greenville County is the 1st largest of 46 South Carolina counties by population. A median home costs 3.9 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 22.9 percent against 16.7 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Greenville County
Is Greenville County's population growing?
- Population change since the 2020 census base8.60 percent
- Census 2020 base population525,543
- Births, 20246,385
- Deaths, 20245,174
- Natural change, 20241,211
- Net domestic migration, 20245,911
- Net international migration, 20243,872
- Total net migration, 20249,783
- Cumulative net domestic migration, 2021 to 202428,683
- Rank by growth among US county-equivalents203rd
The county has grown 8.60 percent since the 2020 census base. Migration contributed more to 2024 change than births over deaths, so demand here follows people arriving rather than families forming.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Greenville County
Where are people moving to Greenville County from?
- Tax returns filed by households arriving17,137
- People arriving, from those returns31,486
- Adjusted gross income arriving$1.36 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$79,311
- Largest single originGreenville County Non-migrants (194,939 households)
- Largest single destination (194,939 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Greenville County Non-migrants | 194,939 | 403,345 | $18.71 bn |
| Other flows - Different State | 4,591 | 8,817 | $388.2 m |
| Other flows - South | 2,083 | 3,957 | $165.4 m |
| Spartanburg County | 1,834 | 3,343 | $114.7 m |
| Anderson County | 1,125 | 2,015 | $70.8 m |
| Other flows - Midwest | 978 | 1,795 | $79.8 m |
| Other flows - Northeast | 864 | 1,706 | $83.5 m |
| Pickens County | 839 | 1,412 | $58.1 m |
The largest single source of arrivals is Greenville County Non-migrants, 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.
Greenville County
What is the Greenville County economy?
- County GDP, 2024$48.74 bn
- County GDP, 2023$45.53 bn
- GDP change, 2023 to 20247.0 percent
- GDP change over five years44.5 percent
- Rank by GDP among South Carolina counties2nd
- Rank by GDP among US county-equivalents122nd
- GDP per resident$88,910
Output grew 7.0 percent in the latest year and 44.5 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.
Greenville County
Largest employers in Greenville County
- Covered employment, annual average296,981
- Establishments reporting20,298
- Average annual pay$63,216
- Average weekly wage$1,216
- Sector 62, employment35,996
- Sector 62, average annual pay$69,692
- Sector 31-33, employment31,239
- Sector 31-33, average annual pay$76,620
- Sector 44-45, employment31,212
- Sector 44-45, average annual pay$40,063
- Sector 72, employment28,352
- Sector 72, average annual pay$25,264
- Sector 56, employment28,351
- Sector 54, employment22,099
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 35,996 | 2,202 | $69,692 |
| Sector 31-33 | 31,239 | 1,030 | $76,620 |
| Sector 44-45 | 31,212 | 2,014 | $40,063 |
| Sector 72 | 28,352 | 1,543 | $25,264 |
| Sector 56 | 28,351 | 1,326 | $46,437 |
| Sector 54 | 22,099 | 3,406 | $96,865 |
| Sector 23 | 16,781 | 1,759 | $86,707 |
| Sector 42 | 13,948 | 1,082 | $89,985 |
The largest sector is the biggest private employer group at 35,996 jobs, 12.1 percent of covered employment. Average pay per job sits below median household income, so households here typically need more than one earner.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Greenville County
How many businesses are in Greenville County?
- Establishments, all industries15,493
- Employment at those establishments266,065
- Annual payroll$15.00 bn
- Establishments per 1,000 residents28.3
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against.
US Census Bureau, County Business Patterns, 2023.
Greenville County
Building permits in Greenville County
- Housing units authorised by permit, 20245,575
- Declared construction value permitted$2.02 bn
- Single family units authorised4,993
- Multifamily units authorised582
- Multifamily share of units10.4 percent
- Average declared value per unit$361,663
- Units authorised per 1,000 households25.3
Multifamily is 10.4 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Greenville County
SBA loans in Greenville County (7(a) and 504)
- 7(a) approvals recorded735
- 7(a) gross approval dollars$424.7 m
- Average 7(a) approval$577,850
- Median 7(a) approval$266,300
- 10th percentile approval$25,000
- 90th percentile approval$1,535,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)7,982
- Jobs per approval10.9
- Distinct 7(a) lenders active88
- Distinct industries receiving approvals235
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer16.6 percent
- Loans on real estate terms122
- Loans on working capital terms, 120 months or shorter550
- Franchise loans115
- Franchise share of approvals15.6 percent
- Leading industry by approval countFull-Service Restaurants (37)
- Most active lenderTD Bank, National Association (164)
- 504 approvals recorded116
- 504 gross approval dollars$101.8 m
- Average 504 approval$877,328
- Median 504 approval$531,000
- Distinct CDCs active5
- 504 jobs per approval14.8
- 504 jobs per million dollars approved16.9
- Most active CDCAppalachian Development Corporation (81)
- 7(a) share of SBA approvals86.4 percent
- Combined SBA approval dollars$526.5 m
The average approval of $577,850 sits well above the median of $266,300, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually gets. Only 16.6 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.
Greenville County
SBA loan default and charge-off rates in Greenville County
Do SBA loans in Greenville County get paid back?
- Loans with a final outcome recorded168
- Paid in full149
- Charged off19
- Charge off rate on resolved loans11.3 percent
- Status: Exempt from disclosure445
- Status: Charged off19
- Status: Cancelled92
- Status: Paid in full149
- Status: Committed, not yet disbursed30
Of the 168 loans that have reached a final outcome, 11.3 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.
Greenville County
SBA lending by place in Greenville County
- Places in the county with recorded lending23
- GREENVILLE, approvals408
- SIMPSONVILLE, approvals96
- GREER, approvals93
- Taylors, approvals28
- MAULDIN, approvals25
- TRAVELERS REST, approvals22
| Place | Approvals | Gross approval dollars |
|---|---|---|
| GREENVILLE | 408 | $251,684,300 |
| SIMPSONVILLE | 96 | $44,069,500 |
| GREER | 93 | $53,734,500 |
| Taylors | 28 | $8,140,800 |
| MAULDIN | 25 | $10,932,800 |
| TRAVELERS REST | 22 | $15,309,300 |
| Piedmont | 18 | $16,206,800 |
| Fountain Inn | 16 | $7,514,600 |
GREENVILLE accounts for 408 approvals against 96 in SIMPSONVILLE. 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.
Greenville County
How large is Greenville County?
- Land area785 sq mi
- Rank by land area among South Carolina counties12th of 46
- Width, east to west35 mi
- Height, north to south50.2 mi
- Geographies sharing a boundary4
- Residents per square mile of land698
- Establishments per square mile19.74
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.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- No NFIP communities are listed for this county in the FEMA Community Status Book.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
Feasibility studies
When a Greenville 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 Greenville County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population548,166
- Households220,565
- Average household size2.49
- Median household income$76,932
- Median age38.4
Common questions
Greenville County questions, answered from the record.
How many people live in Greenville County, South Carolina?
548,166, in 220,565 households, ranking 1st of 46 South Carolina counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Greenville County's population growing?
The population has grown 8.60 percent since the 2020 census base. In 2024 there were 6,385 births against 5,174 deaths, with net migration of 9,783. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Greenville County?
$76,932. The median owner-occupied home is valued at $299,000, which is 3.9 times income, and median gross rent is $1,262 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Greenville County?
15,493 establishments, employing 266,065 people with an annual payroll of $15.00 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in Greenville County?
Average annual pay is $63,216, or $1,216 a week, across 296,981 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Greenville County?
735 7(a) approvals totalling $424.7 m since FY2020, across 88 lenders, with a median approval of $266,300, plus 116 504 approvals worth $101.8 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Greenville County get paid back?
Of the 168 loans that have reached a final outcome, 149 were paid in full and 19 charged off, a charge off rate of 11.3 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Greenville County?
5,575 housing units were authorised by permit in 2024, with a declared construction value of $2.02 bn. Multifamily was 10.4 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Greenville County?
Zone 1, a predicted average indoor radon screening level greater than 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 Greenville County come from?
The largest single origin is Greenville County Non-migrants, with 194,939 households. Arriving households report an average income of $79,311 against null for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Greenville 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 Greenville County?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.
Greenville County
Cities and places in Greenville.
25 Census places lie wholly or partly in Greenville County. 25 carry enough published place level data for a page of their own and are linked. The rest are named here and not linked, because the American Community Survey and the SBA record between them do not carry enough about them to write an honest page. A place existing is itself worth knowing, so nothing in the county is left out.
| Place | Type | Population | SBA approvals | Lies in |
|---|---|---|---|---|
| Greenville | city | 72,935 | 411 | Wholly in this county |
| Greer | city | 41,536 | 103 | 56.1 percent here, 43.9 percent Spartanburg County |
| Mauldin | city | 27,055 | 25 | Wholly in this county |
| Simpsonville | city | 26,144 | 97 | Wholly in this county |
| Taylors | CDP | 24,505 | 29 | Wholly in this county |
| Wade Hampton | CDP | 20,898 | None recorded | Wholly in this county |
| Five Forks | CDP | 18,656 | None recorded | Wholly in this county |
| Berea | CDP | 16,862 | None recorded | Wholly in this county |
| Gantt | CDP | 15,401 | None recorded | Wholly in this county |
| Parker | CDP | 12,898 | None recorded | Wholly in this county |
| Fountain Inn | city | 12,020 | 22 | 79.5 percent here, 20.5 percent Laurens County |
| Travelers Rest | city | 8,370 | 22 | Wholly in this county |
| Sans Souci | CDP | 7,665 | None recorded | Wholly in this county |
| Welcome | CDP | 6,527 | None recorded | Wholly in this county |
| Piedmont | CDP | 5,462 | 46 | 34.7 percent here, 65.3 percent Anderson County |
| Dunean | CDP | 3,668 | None recorded | Wholly in this county |
| Golden Grove | CDP | 2,913 | None recorded | Wholly in this county |
| Judson | CDP | 2,515 | None recorded | Wholly in this county |
| Slater-Marietta | CDP | 2,381 | 1 | Wholly in this county |
| Tigerville | CDP | 1,880 | None recorded | Wholly in this county |
| The Cliffs Valley | CDP | 789 | None recorded | Wholly in this county |
| Conestee | CDP | 776 | None recorded | Wholly in this county |
| City View | CDP | 746 | None recorded | Wholly in this county |
| Ware Place | CDP | 117 | None recorded | Wholly in this county |
| Caesars Head | CDP | 11 | None recorded | Wholly in this county |
A further 11 SBA approvals in Greenville County are recorded against borrower cities that match no Census place, the largest being Marietta, Cleveland, Greensville. Those are postal cities and unincorporated areas rather than incorporated places, so no page claims them, and their lending is counted in this county's totals above rather than under any city.