HomeSouth CarolinaOconee County
Oconee County, South Carolina: commercial real estate data.
Oconee County, South Carolina had an estimated 82,475 residents on July 1, 2024, up 4.9 percent since the 2020 census base of 78,601, across 626 square miles. County output reached $5.24 bn in 2024, 1,761 establishments operate here, and the SBA record carries 59 7(a) approvals worth $31.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Oconee County
How many people live in Oconee County
- Population, American Community Survey 2020-202480,469
- Households34,515
- Average household size2.33
- Median household income$62,388
- Median age47.3
- Median gross rent$881 per month
- Median owner-occupied home value$237,100
- Home value to household income3.8 times
- Annual rent as a share of median income16.9 percent
- Adults 25 and over with a bachelor degree or higher28.6 percent
- Adults 25 and over with a graduate degree11.3 percent
- Adults 25 and over59,158
- Population under 1815,374
- Share under 1819.1 percent
- Population 65 and over20,015
- Share 65 and over24.9 percent
- Working age population, 18 to 6445,080
- Civilian labor force35,647
- Unemployment rate5.9 percent
- Labor force participation, adults 18 and over54.8 percent
- Rank by population among South Carolina counties18th of 46
- Rank by population among US county-equivalents, Puerto Rico included723rd of 3,222
Oconee County is the 18th largest of 46 South Carolina counties by population. A median home costs 3.8 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 24.9 percent against 19.1 percent, which points demand at health care, services and single story product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Oconee County
Is Oconee County's population growing?
- Population, July 1, 202482,475
- Census 2020 base population78,601
- Population change since the 2020 census base4.93 percent
- Population change, 2023 to 2024948
- Births, 2024714
- Deaths, 20241,122
- Natural change, 2024-408
- Net domestic migration, 20241,001
- Net international migration, 2024348
- Total net migration, 20241,349
- Cumulative net domestic migration, 2021 to 20244,720
- Rank by growth among US county-equivalents546th of 3,144
The county has grown 4.93 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.
Oconee County
Where are people moving to Oconee County from?
- Tax returns filed by households arriving2,323
- People arriving, from those returns4,381
- Tax returns filed by households leaving1,848
- Net household movement475
- Adjusted gross income arriving$256.3 m
- Net adjusted gross income movement$113.8 m
- Average income of an arriving household$110,320
- Average income of a leaving household$77,117
- Largest single originPickens County (286 households)
- Largest single destinationPickens County (312 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Pickens County | 286 | 498 | $17.1 m |
| Anderson County | 219 | 408 | $12.2 m |
| Greenville County | 170 | 332 | $28.1 m |
| Spartanburg County | 47 | 90 | $3.1 m |
| Gwinnett County | 31 | 63 | $3.5 m |
| Charleston County | 26 | 52 | $4.6 m |
| Lexington County | 25 | 49 | $1.4 m |
| Fulton County | 24 | 41 | $4.6 m |
Households arriving report $33,203 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 Pickens 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.
Oconee County
What is the Oconee County economy?
- County GDP, 2024$5.24 bn
- County GDP, 2023$5.02 bn
- GDP change, 2023 to 20244.4 percent
- GDP change over five years36.0 percent
- Rank by GDP among the South Carolina areas BEA publishes17th of 46
- Rank by GDP among the US county areas BEA publishes695th of 3,127
- GDP per resident$65,150
Output grew 4.4 percent in the latest year and 36.0 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.
Oconee County
Employment by industry in Oconee County
- Covered employment, annual average25,478
- Establishments reporting2,024
- Average annual pay$57,970
- Average weekly wage$1,115
- Manufacturing, employment6,128
- Manufacturing, average annual pay$67,814
- Retail trade, employment3,615
- Retail trade, average annual pay$34,269
- Accommodation and food services, employment1,904
- Accommodation and food services, average annual pay$21,724
- Health care and social assistance, employment1,874
- Health care and social assistance, average annual pay$64,847
- Construction, employment1,512
- Administrative and support and waste management services, employment1,240
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 6,128 | 117 | $67,814 |
| Retail trade | 3,615 | 299 | $34,269 |
| Accommodation and food services | 1,904 | 150 | $21,724 |
| Health care and social assistance | 1,874 | 188 | $64,847 |
| Construction | 1,512 | 278 | $57,273 |
| Administrative and support and waste management services | 1,240 | 128 | $68,355 |
| Professional, scientific and technical services | 752 | 222 | $77,169 |
| Other services, except public administration | 696 | 135 | $36,003 |
Manufacturing is the largest private sector at 6,128 jobs, 24.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Oconee County
How many businesses are in Oconee County?
- Establishments, all industries1,761
- Employment at those establishments22,175
- Annual payroll$1.18 bn
- Establishments per 1,000 residents21.9
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.
Oconee County
Building permits in Oconee County
- Housing units authorized by permit, 2024648
- Declared construction value permitted$248.7 m
- Single family units authorized608
- Multifamily units authorized40
- Multifamily share of units6.2 percent
- Average declared value per unit$383,857
- Units authorized per 1,000 households18.8
Single-family homes are 93.8 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Oconee County
SBA loans in Oconee County (7(a) and 504)
- 7(a) approvals recorded59
- 7(a) gross approval dollars$31.4 m
- Average 7(a) approval$532,736
- Median 7(a) approval$212,500
- 10th percentile approval$15,000
- 90th percentile approval$1,652,200
- Largest single approval$3,941,200
- Jobs reported supported, 7(a)440
- Jobs per approval7.5
- Distinct 7(a) lenders active26
- Distinct industries receiving approvals39
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer22.0 percent
- Loans on real estate terms13
- Loans on working capital terms, 120 months or shorter39
- Franchise loans7
- Franchise share of approvals11.9 percent
- Leading industry by approval countFull-Service Restaurants (6)
- Most active lenderTD Bank, National Association (11)
- 504 approvals recorded3
- 504 gross approval dollars$1.6 m
- Average 504 approval$543,667
- Median 504 approval$267,000
- Distinct CDCs active2
- 504 jobs per approval1.3
- 504 jobs per million dollars approved2.5
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$33.1 m
The average approval of $532,736 sits well above the median of $212,500, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 22.0 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.
Oconee County
SBA loan default and charge-off rates in Oconee County
Do SBA loans in Oconee County get paid back?
- Loans with a final outcome recorded16
- Paid in full15
- Charged off1
- Status: Exempt from disclosure31
- Status: Paid in full15
- Status: Cancelled7
- Status: Charged off1
- Status: Committed, not yet disbursed5
Only 16 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.
Oconee County
SBA lending by place in Oconee County
- Borrower cities with recorded lending8
- Seneca, approvals43
- Fair Play, approvals4
- Westminster, approvals3
- Salem, approvals3
- West Union, approvals3
- Alpharetta, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Seneca | 43 | $28,028,500 |
| Fair Play | 4 | $743,000 |
| Westminster | 3 | $928,000 |
| Salem | 3 | $536,500 |
| West Union | 3 | $160,000 |
| Alpharetta | 1 | $499,000 |
| Tamassee | 1 | $386,400 |
| Walhalla | 1 | $150,000 |
Seneca accounts for 43 approvals against 4 in Fair Play. 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.
Oconee County
How large is Oconee County?
- Land area626 sq mi
- Rank by land area among South Carolina counties23rd of 46
- Width, east to west29.1 mi
- Height, north to south40.2 mi
- Geographies sharing a boundary9
- Residents per square mile of land129
- Establishments per square mile2.81
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.
Oconee County
Flood risk in Oconee County
- Participation of the county's own NFIP community Oconee County, unincorporated areasParticipating, community 450157
- Communities in the county in the NFIP Community Status Book6
- Of those, participating in the NFIP4
- NFIP participation rate66.7 percent
- Communities carrying a CRS class0
- Radon levels in Oconee 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 Oconee County (community 450157), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Oconee 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. 66.7 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 Oconee 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 Oconee County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202480,469
- Households34,515
- Average household size2.33
- Median household income$62,388
- Median age47.3
Common questions
Oconee County questions, answered from the record.
How many people live in Oconee County, South Carolina?
The Census Bureau estimates 82,475 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 80,469, in 34,515 households, ranking 18th of 46 South Carolina counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Oconee County's population growing?
The population has grown 4.93 percent since the 2020 census base of 78,601, to 82,475 on July 1, 2024. In 2024 there were 714 births against 1,122 deaths, with net migration of 1,349. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Oconee County?
$62,388. The median owner-occupied home is valued at $237,100, which is 3.8 times income, and median gross rent is $881 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Oconee County?
1,761 establishments, employing 22,175 people with an annual payroll of $1.18 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 Oconee County?
Manufacturing is the largest private sector at 6,128 jobs, 24.1 percent of covered employment. Covered employment averages 25,478 jobs at an average annual pay of $57,970, or $1,115 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Oconee County?
59 7(a) approvals totaling $31.4 m since FY2020, across 26 lenders, with a median approval of $212,500, plus 3 504 approvals worth $1.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Oconee County?
648 housing units were authorized by permit in 2024, with a declared construction value of $248.7 m. Multifamily was 6.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Oconee 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 Oconee County come from?
The largest single origin is Pickens County, with 286 households. Arriving households report an average income of $110,320 against $77,117 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Oconee 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 Oconee 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.
Oconee County
Cities and places in Oconee.
13 Census places lie wholly or partly in Oconee County. 12 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 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Seneca | city | 8,993 | 43 | Wholly in this county |
| Walhalla | city | 4,157 | 1 | Wholly in this county |
| Keowee Key | CDP | 3,351 | None recorded | Wholly in this county |
| Westminster | city | 2,521 | 3 | Wholly in this county |
| Utica | CDP | 1,339 | None recorded | Wholly in this county |
| Fair Play | CDP | 757 | 4 | Wholly in this county |
| Chickasaw Point | CDP | 620 | None recorded | Wholly in this county |
| South Union | CDP | 447 | None recorded | Wholly in this county |
| Newry | CDP | 412 | None recorded | Wholly in this county |
| West Union | town | 370 | 3 | Wholly in this county |
| Salem | town | 177 | 3 | Wholly in this county |
| Tamassee | CDP | 35 | 1 | Wholly in this county |
| Longcreek | CDP | 0 | None recorded | Wholly in this county |
A further 1 of the county's 59 SBA 7(a) approvals are to borrowers in cities that match no Census place in Oconee County, the largest being Alpharetta (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.