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South Carolina has an effective property tax rate of 0.57%, producing an average annual bill of $1,322. The US national average is 1.07% — South Carolina's rate is below, placing it at rank #11 out of 50 states (rank 1 = lowest).
South Carolina has a tiered assessment system: owner-occupied primary residences are assessed at 4% of market value; commercial and non-primary residential is assessed at 6%. This creates a significant tax advantage for primary homeowners relative to investors and vacation homeowners.
South Carolina's primary homeowner protection is built into the assessment ratio (4% vs 6%). Additionally, Reassessment Values are capped at 15% above the prior assessed value over any 5-year reappraisal cycle.
The 15% cap per 5-year reassessment cycle, combined with the 4% assessment ratio, provides meaningful protection against rapid market appreciation — as seen during the Hilton Head, Myrtle Beach, and Charleston growth years of 2020-2023.
South Carolina's coastline has attracted significant second-home and vacation home investment, and those properties are taxed at 6% (commercial rate) rather than 4%, generating meaningful revenue while protecting primary residents.
The median home value in South Carolina is $290,000. Charleston metro and Hilton Head have become premium national markets with prices up 40-60% since 2019. Greenville and Columbia have grown significantly driven by manufacturing and healthcare investment. At the 0.57% effective rate, a homeowner at the median value pays roughly $1,322/year in property taxes.
Data: Tax Foundation (2024), US Census Bureau ACS 2023, Zillow, ATTOM Data Solutions. Updated 2024–2025. Figures reflect state averages — consult a licensed professional for personalized advice.
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