Investing in Florence County, South Carolina

Florence County is in northeastern South Carolina (the Pee Dee region) and is strategically positioned at the intersection of I-95 and I-20, which supports regional commuting, distribution, and healthcare-driven demand. The county seat and largest city is Florence, with other notable communities including Lake City, Timmonsville, Johnsonville, Pamplico, and Olanta. Wikipedia+1

From an investor perspective, Florence County is often analyzed as a workforce + regional hub market: it’s large enough to have consistent institutional employment (healthcare, schools, government) and steady resale activity, while still offering neighborhoods where entry pricing and value-add can make sense compared to many coastal SC markets. Redfin+1

The county is within 70 miles of Myrtle Beach’s coastal attractions and positioned between major metropolitan areas including Columbia, Charleston, and Charlotte, NC, creating potential for commuter and relocating residents.

Population & Demographic Overview

  • Current population (July 1, 2024 est.): 138,049 Census.gov
  • Population change (2020 → 2024): modest increase per Census estimates Census.gov
  • Median household income (2019–2023, in 2023 dollars): $56,650 Census.gov

The median age in Florence County aligns closely with state and national averages. The county has a balanced age distribution supporting both workforce housing and retirement-oriented properties.

Racial Demographics: The county’s racial composition includes 50.46% White, 42.99% Black or African American, with smaller percentages of Hispanic/Latino, Asian, and other racial groups. This diversity creates varied housing preferences and rental demand across different market segments.

Educational Attainment: Florence County benefits from the presence of Francis Marion University (approximately 4,000 students) and Florence-Darlington Technical College (over 4,500 students), contributing to educational employment and student housing demand.

Tenant Demographics: Primary tenant profiles include healthcare professionals employed at McLeod Regional Medical Center, MUSC Florence, and other medical facilities, university students attending Francis Marion University and Florence-Darlington Technical College, manufacturing workers from Honda, QVC, GE Healthcare, and other industrial employers, military personnel stationed at or commuting from nearby bases, logistics and distribution workers serving the I-95/I-20 corridor, and young professionals in finance, business services, and retail sectors. The market also serves families seeking affordable housing with access to quality healthcare and educational infrastructure.

Rental Market & Long-Term Rental Potential

Conservative underwriting benchmarks (HUD Fair Market Rents, FY 2025 – Florence County/Floresence HMFA):

Market snapshots (Zillow rental market trends – Florence, SC):

  • 2-bedroom: about $1,100/mo Zillow
  • 3-bedroom: about $1,350/mo Zillow

Typical monthly rent range (practical investor band)

  • 2BR: roughly $1,050–$1,200 depending on condition and submarket (use HUD FMR as a floor/anchor; validate with active comps) huduser.gov+1
  • 3BR: roughly $1,250–$1,500 depending on neighborhood, renovations, and school zones huduser.gov+1

Primary rent drivers

  • Healthcare employment (McLeod Health and related medical ecosystem) lmi.sc.gov
  • Public sector / education (school district and county government) lmi.sc.gov
  • Logistics/industrial access tied to I-95/I-20 positioning nesasc.org+1

Common tenant profile

  • Mostly workforce and family households, with demand strongest near stable job nodes and well-managed, clean housing stock. Census.gov+1

Fix-and-Flip & Value-Add Opportunities

Pricing + liquidity indicators (recent public snapshots):

  • Typical home value (Zillow – Florence County): about $198,486 (recent value-change noted on Zillow’s county page) Zillow
  • Median sale price (Redfin – Florence County): about $262,660 (Nov 2025) Redfin
  • Days on Market (DOM): Redfin shows homes selling after about ~96 days on average (Nov 2025) Redfin

Investor-focused value-add takeaways

  • Florence County can support value-add when you buy below retail due to condition, layout, or dated interiors, then renovate to the local “move-in-ready” standard. The county-level DOM suggests you should underwrite flips with realistic holding time and conservative ARVs—especially outside the most liquid pockets. Redfin+1
  • Entry points can vary significantly by neighborhood (and even by ZIP), so your best upside typically comes from being hyper-local on comps and matching finish level to the buyer pool.

Local Economy & Employment Base

Florence County’s investment fundamentals are supported by large, repeatable employment anchors.

Major employers / drivers (examples from SC labor market profiles):

  • McLeod Health (major healthcare employer) lmi.sc.gov
  • HopeHealth Inc. (health services) lmi.sc.gov
  • Florence Public School District #1 lmi.sc.gov
  • Florence County Council / local government lmi.sc.gov
  • Additional major employers listed in county/metro employer tables include Duke Energy Carolinas and American Honda Motor Company (as reported in the SC community profile). lmi.sc.gov+1

These employers matter to investors because they help support rental stability and a baseline level of resale demand across market cycles. lmi.sc.gov+1

Why Invest in Florence County?

  • Strategic I-95/I-20 Location – Critical intersection of two major interstate highways creating logistics and distribution hub with exceptional transportation connectivity
  • Healthcare Employment Hub – Over 13,500 medical industry employees anchored by McLeod Regional Medical Center and MUSC Florence providing stable, high-paying jobs
  • Major Manufacturing Base – Honda (1,000+ workers), QVC expansion (360+ new jobs), GE Healthcare, and other advanced manufacturers creating employment growth
  • University Rental Demand – Francis Marion University (4,000 students) and Florence-Darlington Technical College (4,500+ students) generating consistent student housing demand
  • Below-National-Average Pricing – Median home prices 46% below national average while offering urban amenities and infrastructure
  • Strong Healthcare Market – Nationally-ranked medical facilities attracting healthcare professionals requiring quality housing
  • Transportation Infrastructure – Florence Regional Airport, CSX’s largest SC railway, proximity to ports, and interstate access
  • Low Cost of Living – 17-20% below national average creating affordability for tenants while maintaining positive cash flow for investors
  • Diversified Economy – Healthcare, manufacturing, education, logistics, and retail sectors providing employment stability
  • Increasing Inventory & Sales Activity – Sales up 54.7% in Florence (December 2024) with improving inventory levels creating acquisition opportunities
  • Myrtle Beach Proximity – Just 70 miles from coastal attractions enhancing quality of life appeal

Buying or Selling Property in Florence County?

JND Real Estate Group, LLC works with local and out-of-state investors looking to buy discounted properties in Florence County, South Carolina. If you are searching for off-market deals, long-term rental properties, or fix-and-flip opportunities, contact us today to learn more.