Burdette Building · Photo: Upstateherd · CC BY-SA 4.0405 homes sold in Simpsonville in the last year, at a typical $343K
About one sale in 5 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Simpsonville homes are listed.
Every place Simpsonville homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Simpsonville.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 81% of Simpsonville’s sales, at a typical $362K
405 homes sold in the year to May 2026.
typical sale · 329 sold in 12 months
- Per square foot
- $176SC $205
- Days to sell
- 58
- Sold over asking
- 15%
- Listings with a price cut
- 30%
Townhouses: 67 sold, typical $282K
Condos: 9 sold, typical $274K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 1.7 times the 2016 price
405 sales in the last year, against 656 in 2018 and a low of 376 in 2025. The typical sale went from $203K in 2016 to $343K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $350K buys in Simpsonville
Check a listing against what Simpsonville homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Simpsonville are back to pre-pandemic levels, but a quarter fewer homes come up for sale
We read every month of Simpsonville’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 405 sales.
If you’re buying in Simpsonville
- Shop in August. It brings about 58 new listings a month, close to the busiest month, with fewer bidding wars (23% over asking).
- You can negotiate. 27% of listings have cut their price, against 18% before the pandemic.
- Bid near asking. Buyers paid 98.4% of the list price on average; 15% paid over.
- You’ll usually have time. Only 34% of homes go under contract within two weeks; the typical one takes 62 days.
Spring brings both the most homes and the most bidding wars
March has the most new listings (about 64 a month), but May is the most competitive: 29% of May sales close over asking. August and September offer nearly as much choice with fewer homes bid up (23%). December has the least competition (20%) but only about 30 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like South Carolina as a whole
| Simpsonville now | 2017–19 | 2021 peak | SC now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 15% | 20% | 51% | 12% |
| Gone within two weeksShare of homes under contract within 14 days | 34% | 37% | 69% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 27% | 18% | 14% | 26% |
| Price paid vs. askingAverage sale price ÷ list price | 98.4% | 98.8% | 101.6% | 97.7% |
| Days to sellMedian days from listing to contract | 62 | 70 | 42 | 82 |
142 homes for sale on a typical day
That’s 1.6 times the 2021 low (88), 26% fewer than in 2017–19 and well under 2014’s 249.
1 in 4 listings has cut its price
27% in the last year, against 18% in 2017–19 and 26% across South Carolina. More sellers are pricing high and coming down.
Since 2019, houses are up 53%, condos 66%
A house typically sold for $362K in the last year (329 sales), a condo for $274K (9).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Simpsonville ranks 34th of 102 busy South Carolina markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Simpsonville is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Simpsonville home costs about $1,927 a month
Price: Simpsonville’s typical sale, last 12 months. Property tax at Simpsonville’s 0.5% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Simpsonville is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in March
The month with the most choice. December has the fewest, about 30.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $343K home, about $1,650 a year.
Taxes vs. neighborsSchools
The schools grade for Simpsonville, from test results, graduation and how much students grow.
Schools in SimpsonvilleTypical commute
The average one-way trip to work for people who live in Simpsonville.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Fountain Inn, Mauldin, Conestee and Gantt sell for less a square foot; Greenville for far more
The busier markets within 25 miles of Simpsonville, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Greenville | 960 | $508K | $298 | 12% | 59 |
| Mauldin | 674 | $343K | $165 | 13% | 78 |
| Fountain Inn | 409 | $318K | $159 | 15% | 92 |
| Simpsonville | 405 | $343K | $175 | 15% | 62 |
| Five Forks | 235 | $536K | $191 | 18% | 58 |
| Gantt | 186 | $282K | $166 | 20% | 67 |
| Conestee | 102 | $339K | $165 | 25% | 74 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Simpsonville, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Simpsonville. People who follow the town see it, and so do people comparing Simpsonville with their own town. No commission, no listing fee.
Questions about buying a home in Simpsonville
What do homes sell for in Simpsonville, SC?
405 homes sold in the year to May 2026 at a typical $343K, $175 a square foot.
Is Simpsonville a buyer’s or seller’s market?
A seller’s market: 136 homes were for sale in May 2026 and 40 sold, about 3.4 months of supply. Buyers paid 98.4% of asking on average, and 27% of listings cut their price.
When is the best time to buy in Simpsonville?
March brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Simpsonville?
About 0.5% of a home’s value a year. On a $343K home that’s near $1,650.
Where can I see homes for sale in Simpsonville?
Zillow, Redfin, Realtor.com and Homes.com all carry Simpsonville’s MLS listings; the search links above open each one filtered to Simpsonville.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).