HomeSouth CarolinaAnderson County
Anderson County, South Carolina: commercial real estate data.
Anderson County, South Carolina has a population of 210,478 across 715 square miles, up 6.6 percent since the 2020 census base. 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.
123 sourced county values · tier FULL · 11 sections
Anderson County
How many people live in Anderson County
- Population210,478
- 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-equivalents333rd
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 an affordable ownership market 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 growing
- Population change since the 2020 census base6.61 percent
- Census 2020 base population203,721
- 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
The county has grown 6.61 percent since the 2020 census base. Deaths exceeded births in 2024, so all of the growth came from people moving in. A market held up by migration alone 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 people moving to Anderson County come from
- Tax returns filed by households arriving5,848
- People arriving, from those returns11,275
- Adjusted gross income arriving$365.6 m
- Net adjusted gross income movement$0
- Average income of an arriving household$62,516
- Largest single originAnderson County Non-migrants (73,955 households)
- Largest single destination (73,955 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Anderson County Non-migrants | 73,955 | 155,612 | $5.33 bn |
| Other flows - Different State | 2,189 | 4,274 | $156.1 m |
| Greenville County | 1,430 | 2,847 | $85.8 m |
| Other flows - South | 1,180 | 2,217 | $75.0 m |
| Pickens County | 719 | 1,268 | $35.6 m |
| Other flows - West | 352 | 762 | $29.6 m |
| Other flows - Northeast | 348 | 709 | $26.0 m |
| Other flows - Midwest | 309 | 586 | $25.5 m |
The largest single source of arrivals is Anderson 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.
Anderson County
What the Anderson County economy runs on
- 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 South Carolina counties10th
- Rank by GDP among US county-equivalents421st
- 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
Who employs people in Anderson County
- Covered employment, annual average72,695
- Establishments reporting4,568
- Average annual pay$51,737
- Average weekly wage$995
- Sector 31-33, employment15,784
- Sector 31-33, average annual pay$64,693
- Sector 44-45, employment9,455
- Sector 44-45, average annual pay$33,168
- Sector 72, employment7,736
- Sector 72, average annual pay$20,341
- Sector 62, employment7,041
- Sector 62, average annual pay$48,853
- Sector 42, employment3,841
- Sector 23, employment2,980
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 31-33 | 15,784 | 276 | $64,693 |
| Sector 44-45 | 9,455 | 686 | $33,168 |
| Sector 72 | 7,736 | 446 | $20,341 |
| Sector 62 | 7,041 | 522 | $48,853 |
| Sector 42 | 3,841 | 190 | $73,181 |
| Sector 23 | 2,980 | 438 | $62,990 |
| Sector 56 | 2,513 | 266 | $41,681 |
| Sector 48-49 | 2,059 | 124 | $59,813 |
The largest sector is the biggest private employer group at 15,784 jobs, 21.7 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.
Anderson County
What businesses operate 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.
US Census Bureau, County Business Patterns, 2023.
Anderson County
What is being built in Anderson County
- Housing units authorised by permit, 20241,255
- Declared construction value permitted$341.2 m
- Single family units authorised1,087
- Multifamily units authorised168
- Multifamily share of units13.4 percent
- Average declared value per unit$271,906
- Units authorised per 1,000 households15.0
Multifamily is 13.4 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Anderson County
How much SBA lending happens in Anderson County
- 7(a) approvals recorded164
- 7(a) gross approval dollars$91.4 m
- Average 7(a) approval$557,127
- Median 7(a) approval$212,000
- 10th percentile approval$25,000
- 90th percentile approval$1,300,000
- 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)
- 7(a) share of SBA approvals89.6 percent
- Combined SBA approval dollars$104.7 m
The average approval of $557,127 sits well above the median of $212,000, 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 16.5 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
Do SBA loans in Anderson County get paid back
- Loans with a final outcome recorded24
- Paid in full21
- Charged off3
- Charge off rate on resolved loans12.5 percent
- Status: Paid in full21
- Status: Exempt from disclosure104
- Status: Cancelled31
- Status: Charged off3
- Status: Committed, not yet disbursed5
Of the 24 loans that have reached a final outcome, 12.5 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.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Anderson County
Which parts of Anderson County get the lending
- Places in the county with recorded lending13
- ANDERSON, approvals71
- PIEDMONT, approvals28
- Pendleton, approvals18
- EASLEY, approvals11
- WILLIAMSTON, approvals10
- BELTON, approvals8
| Place | 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 |
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 big 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 boundary4
- 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.
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 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.
- Population210,478
- 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?
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 growing?
The population has grown 6.61 percent since the 2020 census base. 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 there 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 the average wage in Anderson County?
Average annual pay is $51,737, or $995 a week, across 72,695 covered jobs. 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 totalling $91.4 m since FY2020, across 48 lenders, with a median approval of $212,000, plus 19 504 approvals worth $13.3 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Anderson County get paid back?
Of the 24 loans that have reached a final outcome, 21 were paid in full and 3 charged off, a charge off rate of 12.5 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Anderson County?
1,255 housing units were authorised 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 Anderson County Non-migrants, with 73,955 households. Arriving households report an average income of $62,516 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 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?
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.