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Housing market/South Carolina/ZIP 29680

ACS 2023 · FY2027 SAFMR

ZIP 29680 Simpsonville, South Carolina

Greenville-Mauldin-Easley, SC HUD Metro FMR Area · South Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
35,264
Households
13,291
Median HH income
$85,143
Renter share
22.4%
Median gross rent
$1,473
Vacancy
4.1%
Pop. change
+10.1%
2BR SAFMR
$1,870
SAFMR / rent
1.270×
2–49 unit stock
1,842
LIHTC proj / units
—
HUD assisted MF
—

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 29680 · SC — sent to you.

ZIP 29680 · SC

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ACS rent vs 2BR SAFMR

ZIP 29680 — Simpsonville, SC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,473
2BR SAFMR$1,870
90% floor$1,683
110% ceiling$2,057

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 29680

  • 1-unit detached10,79077.9%
  • 1-unit attached2331.7%
  • 2–4 units4753.4%
  • 5–49 units1,3679.9%
  • 50+ units2912.1%
  • Mobile7025.1%
TypeUnitsShare
1-unit detached10,79077.9%
1-unit attached2331.7%
2 units (duplex)860.6%
3–4 units3892.8%
5–9 units5964.3%
10–19 units3592.6%
20–49 units4123.0%
50+ units2912.1%
Mobile7025.1%

2–4 unit share 3.4% · 5–49 unit share 9.9% · combined 2–49 13.3%.

Units by bedrooms

Studio
432
1BR
380
2BR
1,947
3BR
6,150
4BR
3,774
5+
1,175

Rent burden

Rent ≥30% of income44.5%
Rent ≥50% of income18.4%
  • ACS median gross rent $1,473 (all bedrooms, occupied rentals).
  • Median contract rent $1,271.
  • Renters paying ≥30% of income 44.5%; ≥50% 18.4%.
  • FY2027 2BR SAFMR $1,870 (1.270× ACS median gross rent).

Population

35,264 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +10.1%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: not published for this ZIP.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 693 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 29680 22.4% of occupied households are renters; vacancy is 4.1%; ACS median gross rent is $1,473; population increased +10.1% between the 2018 and 2023 ACS vintages; the housing stock includes 475 units in 2–4-unit structures and 1,367 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,870 versus ACS median gross rent of $1,473. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

South Carolina research

ZIP 29680 is a Census / HUD profile for Greenville-Mauldin-Easley, SC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 29680 — Simpsonville, SC HUD Section 8 Payment Standards / SAFMR·South Carolina ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
29601Greenville-Mauldin-Easley, SC HUD Metro FMR Area68.5%$1,406$2,18029602Greenville-Mauldin-Easley, SC HUD Metro FMR Area——$1,56029603Greenville-Mauldin-Easley, SC HUD Metro FMR Area——$1,56029604Greenville-Mauldin-Easley, SC HUD Metro FMR Area——$1,56029605Greenville-Mauldin-Easley, SC HUD Metro FMR Area30.4%$1,049$1,35029606Greenville-Mauldin-Easley, SC HUD Metro FMR Area——$1,56029607Greenville-Mauldin-Easley, SC HUD Metro FMR Area54.4%$1,339$1,82029608Greenville-Mauldin-Easley, SC HUD Metro FMR Area——$1,56029609Greenville-Mauldin-Easley, SC HUD Metro FMR Area38.4%$1,078$1,39029610Greenville-Mauldin-Easley, SC HUD Metro FMR Area——$1,56029611Greenville-Mauldin-Easley, SC HUD Metro FMR Area46.6%$1,092$1,42029612Greenville-Mauldin-Easley, SC HUD Metro FMR Area——$1,560

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is South Carolina research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 29680?

ZIP 29680 (Greenville-Mauldin-Easley, SC HUD Metro FMR Area) has 35,264 residents, 13,291 households, a renter share of 22.4%, median household income of $85,143, and ACS 2023 median gross rent of $1,473. Vacancy is 4.1%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 29680?

ACS counts 86 units in 2-unit buildings, 389 in 3–4 unit buildings, 596 in 5–9, 359 in 10–19, and 412 in 20–49. Combined 2–49 unit stock is 1,842 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 29680?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,870. See the full schedule and 90–110% payment-standard band on the ZIP 29680 — Simpsonville, SC HUD Section 8 Payment Standards / SAFMR.

Does this South Carolina ZIP profile include Georgia listings?

No. ZIP 29680 is Census / HUD research for Greenville-Mauldin-Easley, SC HUD Metro FMR Area. Jeff Crowe CRE does not list South Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.