The Advantages and Drawbacks of Buying Land in South Carolina in 2026

South Carolina’s mix of coastal Lowcountry, rolling Midlands, and mountain foothills continues to attract buyers who want land for building, recreation, agriculture, or long-term investing. Still, today’s market rewards buyers who ground their decision in current pricing, realistic holding costs, and the on-the-ground rules that shape what you can actually do with a parcel.

Recent agricultural land data shows why many buyers are paying attention. In 2025, South Carolina farm real estate averaged $2,970 per acre, up 6.1% from 2024, according to the USDA National Agricultural Statistics Service (NASS). For context, U.S. farm real estate averaged $4,350 per acre in 2025—up $180 per acre (4.3%) from 2024—per the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. That gap helps explain why South Carolina can look “affordable” relative to the national benchmark, even as values rise.

At the same time, land development and ownership come with friction: local zoning and permitting, deed restrictions, insurance needs (especially near water), and ongoing taxes and maintenance. The goal is not to talk you into or out of buying—it’s to help you weigh the real tradeoffs before you close.

The Allure of South Carolina Land

Relative value in a rising national market. National land prices have continued moving upward. U.S. cropland averaged $5,830 per acre in 2025, up $260 per acre (4.7%) from 2024, according to the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. U.S. pastureland averaged $1,920 per acre in 2025, up $90 per acre (5%) from 2024, per the same USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. Against that backdrop, South Carolina’s 2025 farm real estate average of $2,970 per acre can look compelling for buyers comparing regions and planning long holds.

Agriculture still matters to the state economy. South Carolina isn’t just a lifestyle market; it’s also a working-land state. South Carolina agricultural products generated $1.6 billion in value in 2023, according to the Federal Reserve Bank of Richmond. That ongoing production base supports demand for certain rural parcels—especially those with usable soil, water access, and practical road frontage.

Land variety that matches different buyer goals. Buyers can target beach-adjacent parcels, huntable timber tracts, small-acreage home sites, or larger agricultural holdings. This geographic diversity gives South Carolina an advantage: you can often align land features (water, woods, views, access) with a specific plan rather than buying a “one-size-fits-all” tract.

Tax and business climate considerations. Many buyers also like South Carolina for its overall tax efficiency and business-friendly posture compared with higher-tax states. However, the real savings depend on county assessments, intended land use, and whether you develop the property—so confirm the details with local professionals before relying on assumptions.

Weighing the Pros

1) Cost leverage versus national averages

If you want exposure to land as an asset class, South Carolina’s 2025 farm real estate average of $2,970 per acre (up 6.1% from 2024) may provide a lower entry point than the U.S. average of $4,350 per acre (up 4.3%), based on USDA National Agricultural Statistics Service (NASS) and the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. That relative pricing can matter if you plan to assemble acreage, hold long term, or allocate budget toward improvements like clearing, driveways, wells, septic, or utility extensions.

2) Agricultural and forestry upside (when the site supports it)

South Carolina’s climate and established agricultural footprint make working land a realistic use-case—not just a romantic idea. The state’s agricultural sector produced $1.6 billion in value in 2023, per the Federal Reserve Bank of Richmond. For buyers evaluating farm or timber potential, that number signals an active marketplace—but profitability still hinges on soils, drainage, access, and management.

3) Recreation and lifestyle value you can actually use

Many owners buy South Carolina land for what it enables: boating, hunting, fishing, hiking, and coastal access. Unlike some investment properties, a raw parcel can deliver personal utility even before you build—if it’s accessible, legally usable, and safe to enjoy.

4) Development potential near growth corridors

Growth around metro areas (and along major highways) can create opportunities for residential, light commercial, or mixed-use projects. The key advantage is optionality: a well-located tract may support multiple exit paths—hold, subdivide (where allowed), develop, or sell to a builder.

Identifying the Cons

1) Restrictive covenants and HOA rules can limit what you can build

Many communities enforce deed restrictions on home size, exterior materials, fencing, RV parking, short-term rentals, and even land clearing. These rules can protect neighborhood aesthetics and resale values—but they can also block your plans. Review covenants, bylaws, and architectural guidelines before you commit.

2) Closing costs and transaction friction add up

Land purchases often involve attorney/closing fees, title work, surveys, recording fees, and transfer taxes. Budget for these costs early so they don’t force you to compromise on inspections or due diligence.

3) Insurance and hazard exposure can change the math

Coastal and low-lying areas may require additional coverage such as flood or wind policies, and even inland tracts can carry wildfire or liability exposure. Your lender (if financing) may require specific coverages, and your premiums can materially affect annual carrying costs.

4) Property taxes are ongoing—income is not

Vacant land typically produces no income until you lease it, farm it, or develop it. Meanwhile, taxes and maintenance continue. If you plan to offset holding costs with agricultural leases, understand the rent environment: U.S. cropland cash rent averaged $161 per acre in 2025 (up 0.6% from 2024), according to the American Farm Bureau Federation citing USDA NASS. U.S. pastureland cash rent stayed flat at $16 per acre in 2025, per the American Farm Bureau Federation citing USDA NASS. Those figures underscore a common reality: rents may not fully cover taxes, insurance, and upkeep—especially on smaller tracts.

5) Zoning, permitting, and utilities can delay (or derail) plans

Zoning rules, setbacks, wetlands, endangered species considerations, driveway permits, septic approvals, and impact fees can all affect timelines and costs. Even when a use is allowed, you may face engineering requirements, stormwater rules, and inspections. Always verify “buildability” with the county and qualified professionals, not just a listing description.

How South Carolina Compares to Regional and National Land Trends

South Carolina sits inside a Southeastern land market that can price differently depending on use. Pastureland in the Southeastern region (which includes South Carolina) averaged $5,510 per acre in 2024, according to LandApp based on USDA NASS Land Values 2024 Summary. That regional figure can help buyers benchmark what “pasture value” may look like across the broader Southeast, even though individual South Carolina parcels still vary widely by county, access, and improvements.

It also helps to remember that land appreciation is not uniform across the U.S. In 2025, Michigan led states with a 7.8% increase in farm real estate values, according to the American Farm Bureau Federation citing USDA NASS. That kind of state-to-state spread is a reminder to evaluate South Carolina at the county and corridor level—not just with statewide averages.

Is South Carolina Right for You?

Buying land in South Carolina can make sense if you want (1) a lower entry point than the national farm real estate average, (2) real lifestyle utility from the property, or (3) a tract with a clear path to development or productive use. South Carolina’s 2025 farm real estate value averaged $2,970 per acre (up 6.1%), per the USDA National Agricultural Statistics Service (NASS), while U.S. farm real estate averaged $4,350 per acre in 2025 (up 4.3%), per the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. Those numbers can support the “value” argument—but only if the parcel fits your timeline and intended use.

Before you buy, run a simple reality check: add up total annual carrying costs (taxes, insurance, maintenance) and compare them against the income you can reasonably generate. If you’re counting on leasing, use national rent benchmarks as guardrails—cropland cash rent averaged $161 per acre in 2025 and pastureland cash rent averaged $16 per acre, according to the American Farm Bureau Federation citing USDA NASS. Then validate local rent rates with nearby comps and local operators.

Mistakes to Avoid When Buying Land in South Carolina

Failing to inspect thoroughly

Walk the property (or hire a qualified local professional) and verify what maps don’t always show. Pay special attention to drainage, wetlands, boundary lines, access points, easements, soil conditions, and any signs of dumping or encroachments.

• Confirm legal and physical access (recorded easement vs. “handshake access”).
• Check flood and stormwater risk, especially on coastal and low-lying parcels.
• Evaluate soils and perc feasibility if you’ll need septic.
• Identify utility availability and extension costs (power, water, broadband).

Not confirming zoning and permitted uses

Call the county or municipality planning office and get zoning details in writing when possible. Verify setbacks, minimum road frontage, allowable densities, and whether your intended use (home, mobile home, rental cabin, commercial use, agriculture) is permitted by right or requires a special exception.

Ignoring restrictive covenants

Deed restrictions and HOA rules can prohibit short-term rentals, limit outbuildings, dictate minimum square footage, or require certain exterior materials. Ask for the full covenant packet and review it before your due diligence window ends.

Buying sight unseen

Photos can hide steep slopes, standing water, impassable access, and nearby nuisances. If you can’t visit, hire a local agent or inspector to walk the property, record video, and document access and conditions.

Final Thoughts

South Carolina remains a strong contender for land buyers who want variety, long-term optionality, and a market that can compare favorably with national price benchmarks. But smart buyers treat land as a project, not a postcard: they verify access, confirm zoning, price insurance realistically, and plan for carrying costs. When you match the right parcel to a clear use-case—and back it with thorough due diligence—you put yourself in position to enjoy the land now and protect your investment for the future.

Frequently Asked Questions (FAQs)

How much does land cost in South Carolina?

Pricing varies by county, access, and intended use, but South Carolina farm real estate averaged $2,970 per acre in 2025 (up 6.1% from 2024), according to the USDA National Agricultural Statistics Service (NASS).

How does South Carolina compare to U.S. land values?

U.S. farm real estate averaged $4,350 per acre in 2025—up $180 per acre (4.3%) from 2024—according to the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. U.S. cropland averaged $5,830 per acre (up 4.7%) and U.S. pastureland averaged $1,920 per acre (up 5%) per the same USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary.

Can land generate income before you build?

Sometimes. Leasing for farming or grazing can help offset holding costs, but rent may be modest. U.S. cropland cash rent averaged $161 per acre in 2025 (up 0.6% from 2024), and pastureland cash rent remained flat at $16 per acre, according to the American Farm Bureau Federation citing USDA NASS.

Is South Carolina a strong agricultural state?

Agriculture remains economically significant: South Carolina agricultural products generated $1.6 billion in value in 2023, according to the Federal Reserve Bank of Richmond.

What regional benchmarks should buyers know?

Pastureland in the Southeastern region (including South Carolina) averaged $5,510 per acre in 2024, according to LandApp based on USDA NASS Land Values 2024 Summary. Use regional benchmarks as context, then rely on county-level comps for your specific parcel.

Do land values rise evenly across the country?

No—appreciation differs by state and region. Michigan led states with a 7.8% increase in farm real estate values in 2025, according to the American Farm Bureau Federation citing USDA NASS. This variation is why local demand drivers and parcel-specific constraints matter as much as statewide averages.