HomeSouth CarolinaGreenville County
Greenville County, South Carolina: commercial real estate data.
Greenville County, South Carolina had an estimated 570,745 residents on July 1, 2024, up 8.6 percent since the 2020 census base of 525,543, across 785 square miles. 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 since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Greenville County
How many people live in Greenville County
- Population, American Community Survey 2020-2024548,166
- 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-equivalents, Puerto Rico included129th of 3,222
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 moderately unaffordable 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, July 1, 2024570,745
- Census 2020 base population525,543
- Population change since the 2020 census base8.60 percent
- Population change, 2023 to 202411,049
- 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 of 3,144
The county has grown 8.60 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.
Greenville County
Where are people moving to Greenville County from?
- Tax returns filed by households arriving17,137
- People arriving, from those returns31,486
- Tax returns filed by households leaving14,023
- Net household movement3,114
- Adjusted gross income arriving$1.36 bn
- Net adjusted gross income movement$353.6 m
- Average income of an arriving household$79,311
- Average income of a leaving household$71,708
- Largest single originSpartanburg County (1,834 households)
- Largest single destinationSpartanburg County (2,659 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Spartanburg County | 1,834 | 3,343 | $114.7 m |
| Anderson County | 1,125 | 2,015 | $70.8 m |
| Pickens County | 839 | 1,412 | $58.1 m |
| Laurens County | 494 | 1,009 | $19.2 m |
| Richland County | 351 | 562 | $24.0 m |
| Charleston County | 298 | 454 | $27.0 m |
| Mecklenburg County | 296 | 471 | $31.2 m |
| Buncombe County | 197 | 328 | $14.5 m |
Households arriving report $7,603 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 Spartanburg 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.
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 the South Carolina areas BEA publishes2nd of 46
- Rank by GDP among the US county areas BEA publishes122nd of 3,127
- 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
Employment by industry in Greenville County
- Covered employment, annual average296,981
- Establishments reporting20,298
- Average annual pay$63,216
- Average weekly wage$1,216
- Health care and social assistance, employment35,996
- Health care and social assistance, average annual pay$69,692
- Manufacturing, employment31,239
- Manufacturing, average annual pay$76,620
- Retail trade, employment31,212
- Retail trade, average annual pay$40,063
- Accommodation and food services, employment28,352
- Accommodation and food services, average annual pay$25,264
- Administrative and support and waste management services, employment28,351
- Professional, scientific and technical services, employment22,099
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 35,996 | 2,202 | $69,692 |
| Manufacturing | 31,239 | 1,030 | $76,620 |
| Retail trade | 31,212 | 2,014 | $40,063 |
| Accommodation and food services | 28,352 | 1,543 | $25,264 |
| Administrative and support and waste management services | 28,351 | 1,326 | $46,437 |
| Professional, scientific and technical services | 22,099 | 3,406 | $96,865 |
| Construction | 16,781 | 1,759 | $86,707 |
| Wholesale trade | 13,948 | 1,082 | $89,985 |
Health care and social assistance is the largest private sector at 35,996 jobs, 12.1 percent of covered employment.
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. 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.
Greenville County
Building permits in Greenville County
- Housing units authorized by permit, 20245,575
- Declared construction value permitted$2.02 bn
- Single family units authorized4,993
- Multifamily units authorized582
- Multifamily share of units10.4 percent
- Average declared value per unit$361,663
- Units authorized per 1,000 households25.3
Single-family homes are 89.6 percent of units authorized, so the pipeline is predominantly single-family.
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$1,532,200
- 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$528,500
- Distinct CDCs active5
- 504 jobs per approval14.8
- 504 jobs per million dollars approved16.9
- Most active CDCAppalachian Development Corporation (81)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$526.5 m
The average approval of $577,850 sits well above the median of $266,300, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here 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
- Borrower cities with recorded lending22
- Greenville, approvals408
- Simpsonville, approvals96
- Greer, approvals95
- Taylors, approvals28
- Mauldin, approvals25
- Travelers Rest, approvals22
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Greenville | 408 | $251,684,300 |
| Simpsonville | 96 | $44,069,500 |
| Greer | 95 | $54,094,500 |
| 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 |
| 14 other borrower cities | 27 | $16,766,900 |
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 boundary7
- 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.
Greenville County
Flood risk in Greenville County
- Participation of the county's own NFIP community Greenville County, unincorporated areasParticipating, community 450089
- Community Rating System class of the county's own communityClass 7
- Communities in the county in the NFIP Community Status Book7
- Of those, participating in the NFIP7
- NFIP participation rate100.0 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 class2
- Radon levels in Greenville County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, unincorporated Greenville County (community 450089), 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 Greenville County in radon zone 1, a predicted average indoor radon screening level greater than 4 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. 100.0 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 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.
- Population, American Community Survey 2020-2024548,166
- 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?
The Census Bureau estimates 570,745 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 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 of 525,543, to 570,745 on July 1, 2024. 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 employment by industry in Greenville County?
Health care and social assistance is the largest private sector at 35,996 jobs, 12.1 percent of covered employment. Covered employment averages 296,981 jobs at an average annual pay of $63,216, or $1,216 a week. 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 totaling $424.7 m since FY2020, across 88 lenders, with a median approval of $266,300, plus 116 504 approvals worth $101.8 m since FY2010. 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 authorized 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 Spartanburg County, with 1,834 households. Arriving households report an average income of $79,311 against $71,708 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?
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.
Greenville County
Cities and places in Greenville.
25 Census places lie wholly or partly in Greenville County. All 25 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 |
|---|---|---|---|---|
| Greenville | city | 72,935 | 408 | Wholly in this county |
| Greer | city | 41,536 | 95 | 56.1 percent here, 43.9 percent Spartanburg County |
| Mauldin | city | 27,055 | 25 | Wholly in this county |
| Simpsonville | city | 26,144 | 96 | Wholly in this county |
| Taylors | CDP | 24,505 | 28 | 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 | 16 | 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 | 18 | 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 26 of the county's 735 SBA 7(a) approvals are to borrowers in cities that match no Census place in Greenville County, the largest being Pelzer (6), Marietta (5), Cleveland (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.