Commercial Real Estate News / Buying / Top 5 Counties to Buy Land for Sale in South Carolina

Top 5 Counties to Buy Land for Sale in South Carolina

Published: 10-24-23 Category: Buying

Specializes in providing actionable insights into the commercial real estate space for investors, brokers, lessors, and lessees. He covers quarterly market data reports, investment strategies, how-to guides, and top-down perspectives on market movements.

A parcel of land for sale in South Carolina.

Thanks to its many uses, recession-resistant qualities, and capacity to appreciate in value over time, commercial land is almost always a good investment, and South Carolina has a lot of it.

With over 20 million acres of viable land, a sizable economy, and relatively easy access to several major urban centers, South Carolina is no stranger to commercial investments, and its land market is no exception.

Of course, the question remains: Where's the best place to buy commercial property in South Carolina? It depends, but if your goal is to passively profit from your investment, you'll want to purchase parcels in local economies with high concentrations of industries that need land—industries like:

Manufacturing;
Agriculture;
Forestry;
Distribution/Logistics;
Warehousing;
Retail; and
Recreation (e.g., hunting, fishing, etc.).

Here, we'll cover the top five counties to buy land for sale in South Carolina based on land availability, local economic activity, and development opportunities/incentives.

Let's get started.

#1 – Newberry County

Newberry County sits between the two major cities of Greenville and Columbia, with I-26 running through the middle. Land for sale in Newberry County tends to run on the affordable side, with some plots coming in as low as $1,000 per acre.

Newberry was and still is an agriculturally focused region, but the county's been working on improving its manufacturing base: Newberry recently unveiled a new economic plan to revitalize its historic downtown area.

#2 – Greenville County

Greenville County is the largest county in South Carolina, and its seat is the city of the same name. Buying land for sale in Greenville could be a good idea for investors looking to get in on technology, distribution, healthcare, or manufacturing—some of the county's largest industries.

The Greenville real estate market is experiencing rapid demand for industrial real estate projects thanks to record demand and construction activity. Greenville County also has a special revolving loan fund for business owners that buy land for sale in Greer, Maudlin, or Simpsonville.

#3 – Orangeburg County

If you want to make money by investing in farmland, buying land for sale in Orangeburg County might be your best bet. Orangeburg County is one of the biggest agricultural producers in the state and has some of the highest farmland cash rent values, at $128 per acre of irrigated cropland.

Major crops that Orangeburg County produces include cotton, corn, turfgrass, and watermelons. Other sizable industries in Orangeburg include manufacturing and food distribution.

#4 – Horry County

Horry County is the Easternmost county in South Carolina and, like Orangeburg, is a big agricultural producer. According to USDA census data, the two largest cash crops in Horry County are grains and tobacco. Average prices for land for sale in Horry County range between $3,000 to $6,000 per acre.

Myrtle Beach, an extremely popular vacation destination that sees over 19 million tourists every year, is also in Horry County.

#5 – Colleton County

Looking to get in on the timberland management and production industry? Then buying land for sale in Colleton is worth considering.

According to data from the South Carolina Forestry Commission, Colleton County produces $67 million annually in timber revenue: Timber is the number one forestry product in South Carolina.

What's the Average Cost Per Acre of Land for Sale in South Carolina?

Top 5 Counties to Buy Land for Sale in South Carolina

According to the USDA 2023 Land Values Summary report, the average value of agricultural land for sale in South Carolina is a flat $4,000 per acre.

Average cropland value in South Carolina is $3,300 per acre, and average pasture land costs $3,700 per acre.

Where Is the Cheapest Place to Buy Land in South Carolina?

If you want to acquire land in South Carolina at the lowest prices, then you need to buy land for sale in Allendale or Bamberg counties.

The price per acre of land in these regions can reach as low as $800.

Which County in South Carolina Has the Lowest Property Taxes?

South Carolina generally has low property taxes, with an average effective rate of 0.52% as of 2023. The counties with the lowest property taxes in the state are Horry County, Darlington County, and Pickens County.

Land for sale in Horry County and Darlington County have effective rates of 0.42% and 0.43%, respectively, while land for sale in Pickens County has a 0.45% effective property tax rate.

Is Buying Land for Sale in South Carolina a Good Investment?

Thanks to the state's rich reserves of land and large economy, buying land for sale in South Carolina can be a profitable investment.

Agribusiness is South Carolina's largest industry with a $42 billion annual revenue, and other major industries include manufacturing, distribution, and aerospace.

South Carolina also has a business-friendly environment, with no state property taxes, inventory taxes, or local income taxes. The state provides several incentives for economic development, including funds for rural land improvement and infrastructure projects.

Whether you're leasing agricultural land for passive income or investing in niche projects like mobile home parks, South Carolina is home to a plethora of commercial real estate opportunities.

Working With a Land Broker in South Carolina

When searching for land for sale in South Carolina, it's a good idea to work with a land broker. Land brokers are commercial real estate brokers who specialize in helping their clients buy, sell, and lease their land.

A land broker can help with:

Comparing land financials;
Gathering environmental reports;
Searching for land loans and other financing options;
Finding commercial tenants; and
Negotiating contracts.

The usual advice for buying commercial property might not necessarily apply to land, so you need a specialist on your investment team who's familiar with the unique properties of land investments.

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